San Jose Home Loans
San Jose is the capital of Silicon Valley, and financing a home here demands a lender who genuinely understands tech money — RSUs, stock options, bonus structures, H-1B and international income, and the eye-watering price points that come with the territory. It happens that my brokerage, Loan Factory, is headquartered right here in San Jose: a Silicon Valley–built fintech mortgage platform. So when you work with me, your loan runs on technology built in the same city you’re buying in, with access to 240+ wholesale lenders and the nation’s highest conforming limit ($1,249,125) working in your favor. From a Willow Glen first home to an Almaden Valley estate, I finance it. NMLS #233747.
San Jose at a Glance
Median ~$1.45M–1.48M
Single-family nearer $1.9M; highly competitive, roughly 11–22 days on market
Willow Glen
Walkable, mature trees, top schools — ~$1.9M, the stable prime submarket
Almaden Valley
Upscale southern enclave — ~$2.85M, country club, big lots, jumbo territory
Cambrian Park
The engineer/family corridor — ~$1.85M, strong schools, mid-century stock
Naglee Park / Downtown
Historic district near SJSU — condos and ongoing revitalization
$1,249,125 Conforming Limit
Santa Clara County — the highest conforming and FHA limit in the nation
Santa Clara County conforming limit: $1,249,125 • FHA: $1,249,125 • pulled live from the loan-limits module
Loan Factory: Silicon Valley fintech, on your home turf
Here’s something most San Jose buyers don’t get from a big retail bank: a mortgage platform built like the tech companies you work for. I originate loans through Loan Factory (NMLS #320841), a Silicon Valley–based fintech mortgage platform founded in San Jose in 2006 and headquartered right here in the valley. It was built by founder and CEO Thuan Nguyen — recognized by Scotsman Guide as the #1 loan officer in the entire United States in 2021 and 2022 — on a simple idea: use technology to deliver lower rates and better service at the same time. In practice that means real-time rate quotes and rate alerts (so you lock at the right moment), automated status updates that keep you informed without chasing anyone, the TERA platform managing pricing, documents, and workflow with bank-level security, and a transparency ethos — no upfront fees collected until your rate is locked. Loan Factory is licensed in 48 states with access to a deep wholesale-lender network across every program (conventional, FHA, VA, USDA, jumbo, non-QM, DSCR, bank-statement, and more). For a San Jose buyer, that combination — local roots, tech-first efficiency, and 240+ lenders competing for your rate — is exactly what this market calls for.
Today’s Purchase Mortgage Rates
Live pricing from the same daily rate feed shown on our Today’s Rates page. These update automatically each day.
Conventional 30-Year Fixed
Conventional – Primary Residence
FHA 30-Year Fixed
FHA – Primary Residence
VA 30-Year Fixed
VA – Primary Residence
Rate Assumptions
30 year fixed, $300k loan amount, $400k value, purchase, FICO Credit Score 759, Zipcode 95111
APR & Disclosures
The Annual Percentage Rate (APR) shown reflects the cost of credit over the loan term, including applicable fees, and is based on the assumptions above. Your actual rate and APR depend on your credit profile, loan amount, property, occupancy, and other factors. For information purposes only and does not constitute a loan approval or commitment to lend. Rates are subject to change without notice.
Monthly Payment Calculator
Calculate your estimated monthly mortgage payment including taxes and insurance
San Jose property tax runs roughly 1.1–1.25% under Prop 13; the calculator defaults to a CA-appropriate rate. Newer developments may carry additional Mello-Roos or HOA assessments, which I build into your real all-in payment.
The high conforming limit, San Jose’s quiet advantage
Santa Clara County carries the nation’s highest conforming and FHA limit ($1,249,125 for 2026), and that covers a surprising range of San Jose — from the charming streets of Willow Glen to many executive homes — meaning conventional financing (with its superior terms and removable PMI) reaches far higher than most buyers expect. Staying at or under the limit can save $800–1,200 a month versus jumbo on a typical San Jose purchase, so I structure around it strategically. And FHA at the same $1,249,125 limit opens doors many tech workers don’t realize exist, on 3.5% down.
Tech compensation, RSUs, H-1B & international income
This is where a Silicon Valley–native lender earns its keep. Standard banks routinely fumble tech pay; I don’t. I document RSUs, stock options, and bonus structures correctly so your real Silicon Valley compensation counts toward qualifying — for both conventional and jumbo. I work with H-1B visa holders and international buyers (one couple moving from India to work at Google closed on their first home in 45 days when they’d assumed ownership was years off), and with first-generation buyers navigating the market for the first time. Whether you’re a new-grad engineer with an offer letter and RSUs or a senior IC with a complex comp package, there’s a path.
San Jose Neighborhoods & Price Ranges
From walkable Willow Glen to the estates of Almaden Valley, San Jose spans a wide range of price points. Here are the areas buyers ask about most.
Willow Glen
~$1.9M
Walkable, tree-lined, and top-schooled — San Jose’s stable prime submarket. Much of it still finances conventional under the — limit, with the premium tier moving to jumbo.
Almaden Valley
~$2.85M
The upscale southern enclave — country club, big lots, and executive homes. Squarely jumbo territory, and where counting tech equity comp correctly matters most.
Cambrian Park
~$1.85M
The engineer-and-family corridor — strong schools and solid mid-century stock. A mix of conforming and jumbo depending on the street and the remodel.
Naglee Park / Downtown
Condos — $1M+
The historic district by SJSU plus a revitalizing downtown — condos, character homes, and conventional-friendly financing (warrantable and non-warrantable).
Evergreen
$1.2M–1.6M
Master-planned family neighborhoods on the east side with newer homes and good schools — much of it within reach of conventional financing.
Berryessa / North San Jose
$1.1M–1.5M
BART-accessible and close to the North San Jose tech campuses — a practical entry for engineers who want a short commute and conventional financing.
VA loans in San Jose
For eligible veterans, VA offers zero down, no PMI, and no loan limit with full entitlement — genuinely powerful in a market at San Jose’s price points, where the alternative is a large jumbo down payment. I count full military and benefit income and handle the process efficiently.
Jumbo loans — Almaden, Willow Glen & the estates
Above $1,249,125, much of San Jose’s single-family market (median near $1.9M) runs on jumbo financing — Almaden Valley estates ($2.85M+), prime Willow Glen, Cambrian, and the luxury tier. My jumbo network counts tech equity comp correctly, offers 10% down on jumbo to ~$2M for strong-credit/high-reserve borrowers, reaches higher loan sizes for executive compensation, and includes foreign-national and ITIN programs for the valley’s international buyers.
Mortgage Programs Available in San Jose
Conventional
As little as 3% down; PMI drops at 20% equity. The $1,249,125 Santa Clara limit reaches from Willow Glen to much of Cambrian and Evergreen without jumbo.
FHA
3.5% down, 580+ credit, flexible DTI. The $1,249,125 FHA limit opens doors many tech workers don't realize exist.
VA
Zero down, no PMI, no loan limit with full entitlement — genuinely powerful at San Jose price points, where the alternative is a large jumbo down payment.
Jumbo
For Almaden estates, prime Willow Glen, and the luxury tier above the conforming limit — 10% down to ~$2M for strong borrowers, higher sizes for executive comp.
RSU & Equity-Comp
RSUs, stock options, and bonuses documented correctly so your real Silicon Valley compensation counts — for conventional and jumbo alike.
H-1B & International
Visa-based and international income mapped to the right program — one couple relocating from India to work at Google closed in 45 days.
San Jose Mortgage FAQ
What is the 2026 conforming loan limit in San Jose?+
Can you qualify me using RSUs and stock options?+
What makes Loan Factory different for a Silicon Valley buyer?+
Can H-1B visa holders or international buyers get a mortgage in San Jose?+
How much do I need to buy a home in San Jose?+
Do I need a jumbo loan in Almaden Valley or Willow Glen?+
Is San Jose a competitive market to buy in?+
Do you finance homes across all of San Jose?+
Emmett Clark — NMLS #233747
I originate through Loan Factory’s Silicon Valley platform and shop 240+ wholesale lenders, then give you the real all-in number — mortgage, property tax, insurance, and any Mello-Roos or HOA — before you write an offer. A first home with RSU income, an H-1B purchase, a Willow Glen family home, or an Almaden estate: it starts with a quick conversation.
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Nearby Bay Area markets I serve
Shopping beyond San Jose? These local guides cover pricing, county loan limits, and the loan programs that actually work in each market.
- San Francisco home loans and jumbo financing
SF condo, co-op, and high-balance loan guidance
- Oakland and East Bay home loans
Rockridge, Montclair, and Temescal buyers
- Sunnyvale home loans
Peninsula and Silicon Valley purchase financing
Buying in San Jose?
Tell me your situation — a first home with RSU income, an H-1B purchase, a Willow Glen family home, or an Almaden estate — and I’ll put Loan Factory’s Silicon Valley platform and 240+ lenders to work, tell you which loan fits, and get you pre-approved. Quick response, no obligation.
Get Your Home Loan Quote
Connect with Emmett directly. Quick response, personalized guidance for your San Jose home purchase.
Why Contact Emmett?
- ✓ Local San Jose market expertise
- ✓ Access to 240+ wholesale lenders
- ✓ Same-day pre-qualification available
- ✓ No obligation, free consultation