Take the Next
Step Today
Prefer to speak with someone? Call us at (702) 766-3744
Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, Company NMLS 1862492 · Last updated: November 12, 2026
Quick answer: For a one-unit home in Santa Clara County, a loan above $1,249,125 is a jumbo loan in 2026. That is the conforming limit and the FHA limit for the county. Santa Clara County's median home price was about $1,900,000 in August 2026, so many San Jose-area purchases need jumbo financing. iQRATE Mortgages is a mortgage broker licensed in California. We compare bank-portfolio, wholesale and non-QM jumbo options for you instead of showing one lender's menu. Details are below.
Start a jumbo application · or call (702) 766-3744
The limit comes from the Federal Housing Finance Agency. You can check it on the FHFA conforming loan limit page, in the 2026 county loan limit list, or in the FHFA 2026 announcement. Our statewide jumbo loan page explains how the limit works in general. This page is about San Jose.
| Item | Figure | Where it comes from |
|---|---|---|
| Santa Clara County 2026 conforming limit, one unit | $1,249,125 | FHFA (linked above) |
| Santa Clara County 2026 FHA limit, one unit | $1,249,125 | iQRATE San Jose mortgage broker page |
| Santa Clara County median price, August 2026 | $1,900,000 | California Association of Realtors, as cited on the San Jose mortgage broker page |
| Median price above the one-unit limit | $650,875 ($1,900,000 minus $1,249,125) | Simple arithmetic from the two figures above |
| Santa Clara County median days to sell, August 2026 | 12 days | California Association of Realtors, as cited on the San Jose mortgage broker page |
| Typical San Jose home value, September 2026 | About $1,535,288, up 10.5% from a year earlier | Zillow, as cited on the San Jose mortgage broker page (an index, not a sale price; Zillow publishes its research data publicly) |
| Typical home value above the one-unit limit | $286,163 ($1,535,288 minus $1,249,125) | Simple arithmetic from the two figures above |
| Months of supply | About two months | The San Jose mortgage broker page |
| Lenders shopped on complex files | More than 100 | iQRATE Mortgages |
Yes, for a one-unit home in 2026. A loan at or below that amount can be a conforming loan. A loan above it is a jumbo loan, and the lender sets its own rules. There is no single national jumbo rulebook. Each lender or investor sets credit, income, asset and reserve rules, so two offers on the same file can look very different.
That is the case for using a broker. We send one file to several jumbo sources and compare the answers. The San Jose mortgage broker page covers the full city picture, including down payment help and the other loan types we arrange.
Our jumbo page lists the 2026 Clark County, Nevada limit as $832,750 for one unit. Clark County is not a high-cost area, so its jumbo line sits at that baseline. Santa Clara County is a high-cost area, so its line is $1,249,125, which is $416,375 higher. Even so, the county median price is well above it. The Nevada data is drawn from public mortgage disclosure records.
For perspective, our jumbo page reports public mortgage disclosure (HMDA) data for the Las Vegas metro, a much lower-priced market. The figures below are for that other market, not for San Jose.
| Las Vegas metro (other market) | First-lien purchase loans | Jumbo purchase loans | Jumbo share | Median jumbo loan |
|---|---|---|---|---|
| 2023 | 27,975 | 964 | 3.45% | $1,005,000 |
| 2024 | 29,674 | 1,010 | 3.40% | $1,075,000 |
| 2025 | 26,898 | 1,088 | 4.04% | $1,135,000 |
In that market, about 13% of 2025 purchase loans above the conforming limit were VA loans. Santa Clara County starts from a conforming limit of $1,249,125, versus $832,750 for Clark County, so the share of purchases that cross the line can be very different. We have not measured a San Jose jumbo share, and we do not claim one. If you want to see the public data yourself, start with the HMDA data browser. Questions about your own numbers? Call (702) 766-3744.
These taxes come from the public sources summarized on the San Jose mortgage broker page. They are separate from any loan terms.
| Cost | How it works | Example from the figures |
|---|---|---|
| Santa Clara County transfer tax | $1.10 per $1,000 | $1,100 on a $1,000,000 sale |
| City of San Jose transfer tax | $3.30 per $1,000 | $3,300 on a $1,000,000 sale |
| Both together | $4.40 per $1,000 | $4,400 on a $1,000,000 sale |
| Measure E, sales from $2 million to $5 million | 0.75% | As listed on the San Jose mortgage broker page |
| Measure E, sales from $5 million to $10 million | 1% | As listed on the San Jose mortgage broker page |
| Measure E, sales above $10 million | 1.5% | As listed on the San Jose mortgage broker page |
| Property tax under Proposition 13 | About 1.1% to 1.3% of the price in total | Roughly $16,500 to $19,500 a year on a $1,500,000 home |
The same $4.40 per $1,000 works out to $6,600 on a $1,500,000 sale and $8,800 on a $2,000,000 sale, before any Measure E amount. The San Jose broker page says Measure E applies to sales of $2 million or more, so those base-rate figures are the starting point for any sale below that. Ask your escrow officer for the exact Measure E amount on a sale at or above $2 million.
By custom the seller pays transfer taxes. A supplemental tax bill follows a purchase, because Proposition 13 resets the assessed value to the purchase price. On a $2,000,000 purchase, the same 1.1% to 1.3% range works out to roughly $22,000 to $26,000 a year. The tax figure also feeds your monthly housing cost, which a jumbo lender counts when it reviews your debt-to-income ratio. The CFPB explains that ratio in its debt-to-income guide.
This is the question that matters most for tech households. A salary plus restricted stock units, a bonus, or a recent job change is common in Silicon Valley. Lenders treat that income differently. Some count vested RSUs when you have a history of vesting and the grant continues. Others do not. We shop lenders on these files for that reason.
Our video The RSU Rule That Unlocks Jumbo Loans covers one approach. It describes how lenders average two years of RSU or stock income, how they may discount future vesting, and why a stock drop can affect approval.
Yes. Lenders need statements showing the sale and the funds moving to your account. Gift funds, stock-sale proceeds and seller credits are all described as more common here on the San Jose broker page. Jumbo lenders also look at reserves, meaning the assets you keep after closing. Vested stock can count toward reserves, usually at a discount. The exact amount a lender requires varies, so we confirm it before you make an offer.
| Area | What to expect with a jumbo loan |
|---|---|
| Credit | Stricter than most conforming loans. Each investor sets its own minimum. |
| Income documents | More paperwork than a typical conforming file. Self-employed buyers may use a bank statement loan. |
| Debt-to-income ratio | Reviewed closely. Property tax and insurance count in your monthly housing cost. |
| Reserves | Assets left after closing. Vested stock may count at a discount. |
| Down payment | Varies by lender and program. We confirm it per file. |
| Property use | Primary home, second home or rental property, depending on the program. |
| Rate structure | Fixed or adjustable, set by each investor. Pricing is not standardized. |
Not sure which of these applies to you? Call (702) 766-3744 or send us a message.
We do not publish rates on this page. Rates, terms and availability change by lender, borrower profile and property, and they are subject to credit, property and underwriting approval.
Jumbo financing can also apply to second homes and rental property. For a San Jose rental purchase, qualifying on the property's rent may fit better than qualifying on personal income. See the San Jose DSCR loan page or the main DSCR page. Buyers who plan several properties can read about portfolio loans and serial investor loans, or visit our investor hub.
A few San Jose rules affect rental underwriting. The city requires a short-term rental registration and transient occupancy tax, and its rules are stricter for homes that are not your primary residence. Its Apartment Rent Ordinance limits rent increases on many older apartment buildings with three or more units. We underwrite those on current rents. Confirm current requirements before you count short-term rental income.
The San Jose broker page lists these neighborhoods and ZIP codes among the areas we lend in:
| Area | ZIP codes |
|---|---|
| Willow Glen | 95125 |
| Rose Garden | 95126 |
| Cambrian | 95124 |
| Almaden Valley | 95120 |
| Evergreen | 95135, 95148 |
| Berryessa | 95132 |
| West side near Santana Row | 95128, 95129, 95130 |
| Blossom Valley | 95123 |
iQRATE shops more than 100 lenders on complex files, and our reviews are 5.0 stars from 87 reviews on Experience.com (October 2026), 5.0 from 77 Google reviews, 5.0 from 51 Yelp reviews and 5.00 from 9 Zillow reviews, all company-wide. Call (702) 766-3744 to talk through your file.
We are licensed in California and work these files from our Las Vegas office, closing with local escrow and title. Competition for homes is real: about two months of supply means multiple offers are common, so a fully verified approval and a quick close matter.
Want a second opinion on a jumbo offer you already have? Call (702) 766-3744 and ask David to review it with you.
Whichever loan you choose, federal rules govern the disclosures you receive. The CFPB publishes them: see Regulation Z section 1026.19 for the Loan Estimate and Closing Disclosure timing.
Ready to see what a jumbo purchase could look like for your income? Call (702) 766-3744 today to start the conversation.
$1,249,125 for a one-unit home in Santa Clara County. That figure applies to both conforming and FHA loans. A loan above it is a jumbo loan.
Often. The county median price was about $1,900,000 in August 2026, which is above the $1,249,125 limit. Whether a specific purchase needs jumbo financing depends on the loan amount, not just the price.
About $4.40 per $1,000, made up of the county's $1.10 and the city's $3.30. Measure E adds 0.75% to 1.5% on sales of $2 million or more. By custom the seller pays.
Roughly $16,500 to $19,500 a year, based on about 1.1% to 1.3% of the price under Proposition 13. A supplemental bill follows the sale.
Often, yes. Many lenders count vested RSU income when you have a history of vesting and the grant is set to continue. Rules vary widely, so we shop lenders.
Possibly. A veteran with full entitlement has no VA loan limit, though lenders may set their own maximums. Compare it with a conventional jumbo.
Many programs allow primary homes, second homes and investment property, but each program sets its own rules. A rental may also fit a DSCR loan.
No. Rates are set by each investor and change often. We compare current options for your file and show the terms on your Loan Estimate.
Have a question that is not answered above? Call (702) 766-3744 or message us through the contact page linked below.
These are company-wide reviews of iQRATE Mortgages and David Ghazaryan from other markets and platforms. They are not from this city's clients and are shown only as general proof of service. See all on our reviews page or on Zillow.
"Outstanding service with the help from this team! Everything was smooth, effortless, and headache free! They answered all my questions with ease & I will recommend friends and family as well! I most definitely will continue using this company for future mortgage needs!"
Ryan Lulo, Google review. Company-wide review, other market.
"Very efficient and transparent service. They go above and beyond to deliver the loan closure on time even in a very tight time line. Also very resourceful and knowledgeable staff. I'll go to them again next time I need a loan."
Rita S., Los Angeles, CA, Yelp review. Company-wide review, other market.
"David handled the purchase of my investment duplex in Olympia - Washington State. He came recommended by my realtor, and was very attentive, closed on time, and communicated clearly."
Nnamdi Chima, Zillow review. Company-wide review, other market.
"The best experience that I have ever had with mortgage company, David and his team are awesome and they always keep me updated on a daily basis about my mortgage process. They are professional, down to earth, helpful and they always available to answer all your questions."
Edmond Boghosian, Google review. Company-wide review, other market.
"My experience with the IQRATE team was phenomenal. I bought my first house and they helped me through the entire process. David , Andrei & Gayane were so helpful, communicative & patient with me as I had so many questions throughout the entire process. They made everything so simple & effortless & I will definitely be working with them for any mortgage needs I have."
Anthony Kingston, Google review. Company-wide review, other market.
"A few months ago we bought our first house. We were so fortunate to have David. He explained so many things that we did not understand, literally took the time to explain our options and why they would or would not work for us. He made us feel comfortable with our decision."
Jael Ornelas, Google review. Company-wide review, other market.
From David's own answers about financing: "One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things. ... They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy." That is why the checklist above covers reserves, prepayment terms and escrow, not only the loan amount. David Ghazaryan, Mortgage Broker, NMLS 1486726.
Send your numbers through the application, or call (702) 766-3744. You can also read about iQRATE or use the contact page. Ready now? Apply with iQRATE.
iQRATE Mortgages, Company NMLS 1862492, is a mortgage broker, not a direct lender. David Ghazaryan, Mortgage Broker, NMLS 1486726. Licensed in California, Nevada, Texas and Florida. Office: 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118. Phone (702) 766-3744. Verify us on NMLS Consumer Access. Equal Housing Opportunity.
This page is general information and not a commitment to lend, and it is not legal or tax advice. Programs, limits, rates and terms change and are subject to credit, property and underwriting approval. Local facts come from the public sources linked above and from the San Jose broker page. Figures such as the median price are market statistics, not an offer of any loan term.
