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Atherton sits in the heart of Silicon Valley's most expensive ZIP codes. VA loans here regularly exceed conforming limits, pushing into jumbo territory where fewer lenders compete.
Most Atherton properties require VA jumbo financing. Standard VA loans cap at $832,750 in San Mateo County as of February 2026. Above that, you'll need 25% down on the excess amount.
Despite high prices, eligible veterans can still leverage VA benefits here. The zero-down structure on the first $832,750 provides substantial leverage in this market.
VA Loans in Atherton
You need a valid Certificate of Eligibility from the VA. Most lenders want 620+ credit, though some will go to 580 for full entitlement buyers.
No maximum debt-to-income ratio exists, but most deals close below 50% DTI. Residual income requirements matter more here—lenders verify you have enough monthly cash left after housing costs.
Atherton properties often need larger reserves due to price point. Expect lenders to want 6-12 months of payment reserves even though VA guidelines don't mandate them.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in Atherton.
Atherton sits in the heart of Silicon Valley's most expensive ZIP codes. VA loans here regularly exceed conforming limits, pushing into jumbo territory where fewer lenders compete.
Most Atherton properties require VA jumbo financing. Standard VA loans cap at $832,750 in San Mateo County as of February 2026. Above that, you'll need 25% down on the excess amount.
Despite high prices, eligible veterans can still leverage VA benefits here. The zero-down structure on the first $832,750 provides substantial leverage in this market.
Fewer than 30% of VA-approved lenders handle jumbo VA loans competently. Most don't want the added underwriting complexity when they can close easier deals elsewhere.
We shop your scenario across lenders who actively compete in high-cost California counties. Rate spreads between best and average offers run 0.375-0.625% on VA jumbos.
Funding fees still apply: 2.15% for first-time use with zero down, 3.3% for subsequent use. Veterans with service-connected disabilities get this waived entirely.
Atherton sellers sometimes resist VA offers due to appraisal concerns. The VA appraisal includes property condition requirements that luxury sellers find intrusive.
Counter this by writing strong offers with quick closing timelines. Pre-approval from a lender experienced in high-value VA loans signals seriousness.
Consider timing. If you're using full entitlement on a $3 million property, you're financing $832,750 at zero down and bringing roughly $548,625 for the rest. Make sure that cash position is clear before touring homes.
Conventional jumbos require 10-20% down on Atherton properties. That's $300,000-$600,000 on a $3 million home versus roughly $548,625 with VA jumbo financing—not a massive difference here.
The real VA advantage shows on properties near the conforming limit. A $900,000 home needs just $23,375 down with VA versus $90,000-$180,000 conventional.
Jumbo loans often beat VA rates by 0.125-0.25% before you factor in the funding fee. Run the numbers both ways on properties above $1.5 million.
Atherton has minimal condo inventory—mostly single-family estates. VA loans work fine here, but expect thorough property condition reviews during appraisal.
Town restrictions on lot coverage and building size mean properties hold value well. VA appraisers rarely find comps difficult in this market.
Las Lomitas and Menlo-Atherton school boundaries drive premiums. Budget accordingly when calculating residual income requirements—property taxes here run 1.2-1.4% annually.
Yes, but you'll finance $832,750 with zero down and need 25% of the remaining $3,193,500 as a down payment—roughly $798,375 total. Your VA benefit still provides substantial leverage.
They worry about appraisal conditions and longer timelines. A strong pre-approval from an experienced VA jumbo lender plus a quick close timeline usually solves this.
Most lenders want 640+ for VA jumbo financing. Some will go to 620 with strong compensating factors like high residual income or substantial reserves.
Yes, it's 2.15-3.3% of the entire loan amount regardless of price. On an $832,750 loan, that's $17,340-$26,615 unless you have a service-connected disability waiver.
You get zero down up to $832,750. Above that amount, you need 25% down on the excess. A $1.2 million purchase requires roughly $98,375 down plus closing costs.