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La Puente sits at the edge of Los Angeles County's high-value market. A $1.56M purchase with 20% down runs $7,793 monthly at 6.375% — the rate for jumbo loans above the conforming limit of $1.25M.
Jumbo lending in this price range demands tighter underwriting than conventional. Lenders want 740+ FICO, 20% down minimum, and proof of reserves. The tradeoff: access to properties that conforming loans can't touch.
6.375%
Interest Rate
$7,793
Monthly P&I
740
FICO Minimum
20% ($312K)
Down Payment
6–12 months
Reserves Required
45–60 days
Closing Timeline
Jumbo Loans in La Puente
Jumbo loans in La Puente start at 740 FICO and require 20% down — no exceptions. On a $1.56M purchase, that's $312K down and a $1.25M loan. Lenders want 6–12 months of reserves after closing, meaning liquid assets beyond the down payment.
Los Angeles County's median household income of $87,760 doesn't stretch to $1.56M homes without significant savings. Most jumbo buyers here have investment income, equity from prior sales, or dual high earners. DTI caps run 43–45%, tighter than conventional.
Local decision guide
Use this guide to connect jumbo loans eligibility, lender expectations, and local market factors before comparing payment options in La Puente.
La Puente sits at the edge of Los Angeles County's high-value market. A $1.56M purchase with 20% down runs $7,793 monthly at 6.375% — the rate for jumbo loans above the conforming limit of $1.25M.
Jumbo lending in this price range demands tighter underwriting than conventional. Lenders want 740+ FICO, 20% down minimum, and proof of reserves. The tradeoff: access to properties that conforming loans can't touch.
Jumbo loans in La Puente start at 740 FICO and require 20% down — no exceptions. On a $1.56M purchase, that's $312K down and a $1.25M loan. Lenders want 6–12 months of reserves after closing, meaning liquid assets beyond the down payment.
Jumbo lending in California is a smaller market than conforming. Fewer lenders compete here, which means rates run 0.25–0.5% higher than conforming 30-year fixed. Brokers access jumbo through portfolio lenders and correspondent banks that hold loans in-house.
Underwriting takes 45–60 days for jumbo because appraisals are more detailed and income verification is stricter. Retail banks offer jumbo but often with higher rates. Brokers can shop multiple jumbo lenders and usually close faster.
Jumbo makes sense in La Puente when you're buying above $1.25M and have the reserves to prove it. At 6.375%, the monthly payment is high but fixed for 30 years. That certainty matters in a market where $1.56M homes are the norm.
Jumbo doesn't make sense if you're stretching to afford the down payment. Lenders will ask for reserves, and if you're tapped out, you won't qualify. The 740 FICO floor also excludes buyers with recent credit issues.
Conventional loans top out at $1.25M in Los Angeles County. If you're buying a $1.56M home, jumbo is your only option. There's no rate comparison — conventional simply doesn't exist at this price point.
Some buyers consider a second mortgage (piggyback loan) to stay under the conforming limit. That splits the debt into two loans with two sets of fees. Jumbo is simpler: one loan, one rate, one payment.
La Puente's location between the San Gabriel Valley and Los Angeles proper attracts buyers seeking space without downtown prices. Homes in the $1.5M range here offer 4–5 bedrooms on larger lots than you'd find closer to the city.
Schools and commute matter for jumbo buyers. La Puente Unified serves the area, and proximity to the 60 freeway makes the commute to downtown LA or Long Beach manageable. That infrastructure supports long-term home values.
At 6.375% on a $1.25M loan (20% down), the principal and interest payment is $7,793 per month. Add property taxes, insurance, and HOA if applicable. The full scenario: $1.56M purchase, $312K down, 740 FICO, 30-day lock, as of April 8, 2026.
Yes — jumbo lenders require 20% down minimum. On a $1.56M purchase, that's $312,281. Some lenders offer 15% down but charge higher rates and require larger reserves. 20% is the standard floor.
Most jumbo lenders want 6–12 months of housing expenses in liquid assets after closing. On a $7,793 payment, that's roughly $47K–$93K beyond your down payment. Reserves prove you can handle the payment if income drops.
740 FICO minimum. Some lenders go to 720 with compensating factors like large reserves or low DTI. Below 740, jumbo doors close. Recent late payments or high credit utilization will disqualify you.
45–60 days is typical. Jumbo appraisals are more detailed and underwriting is stricter than conventional. If you're selling another home to fund the down payment, timeline can stretch. Plan for 8–10 weeks.