Loading
Atherton sits at the top of San Mateo County's luxury market. Most properties here exceed conforming loan limits, pushing many buyers toward jumbo financing.
Conventional loans still work for select properties and refinances. We see them used for condos, smaller estates, and cash-out refis where equity covers the gap.
You need 620 credit minimum, but Atherton deals typically require 740+ for best rates. Down payment starts at 3%, though most buyers here put down 20% or more.
Lenders cap debt-to-income at 50% for conventional loans. With property taxes exceeding $30,000 annually on many homes, your income documentation matters.
We access 200+ wholesale lenders with different conventional overlays. Some allow higher loan amounts within conforming limits, others price aggressively for pristine credit.
Portfolio lenders in our network handle scenarios Fannie Mae and Freddie Mac won't touch. That includes recent employment changes or complex income structures common with executives.
Most Atherton buyers have excellent credit but complicated income. Stock options, bonuses, and business ownership create documentation challenges that kill deals at retail banks.
We structure conventional loans to maximize what counts as income. A solid two-year history makes most compensation types work, even with variable amounts.
Conventional loans stop at $832,750 for single-family homes in San Mateo County as of February 2026. Above that, you need jumbo financing with stricter requirements.
FHA loans max out at $644,000 locally and require mortgage insurance regardless of down payment. That makes conventional the better choice for properties under conforming limits.
Atherton's lack of commercial development keeps property taxes lower than you'd expect for home values. That helps with qualifying ratios on conventional loans.
Appraisals take longer here due to unique properties and fewer comps. Budget 3-4 weeks for valuation when timing your closing.
$832,750 for single-family homes as of February 2026. Above that you need jumbo financing with higher credit and reserve requirements.
Yes, but the home must be habitable at purchase. If you're buying land or a condemned structure, you need construction financing instead.
Depends on purchase price and debts. With $40,000 annual property taxes and high home prices, most Atherton buyers need $500,000+ documented income.
Only if you put down less than 20%. MI cancels automatically at 78% loan-to-value or by request at 80% with on-time payments.
Expect 30-45 days minimum. Complex income documentation and extended appraisal timelines add weeks compared to standard suburban markets.
Conventional Loans in Atherton