Question 1

What's the 2026 conforming loan limit in Santa Clara County?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo and typically require 20% down and 700+ FICO.

Question 2

Is Santa Clara County an FHA high-cost area?

Accepted Answer

Yes. Santa Clara County is an FHA high-cost area. The FHA limit matches the conforming limit at $1,249,125 for 2026.

Question 3

Is Santa Clara County a VA high-cost area?

Accepted Answer

Yes. VA loans in Santa Clara County follow the high-cost limit of $1,249,125 in 2026. Zero-down financing is available up to that amount.

Question 4

How much down payment do I need for a Cupertino home?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA allows 3.5% down with 580+ FICO. VA offers zero down for eligible veterans.

Question 5

What credit score do I need to qualify?

Accepted Answer

Conventional loans usually require 620+ FICO. FHA accepts 580+ FICO. VA has no stated minimum but lenders prefer 620+. Jumbo often asks for 700+.

Question 6

Do I need PMI on a conventional loan?

Accepted Answer

Yes, if you put down less than 20%. PMI cancels at 78% LTV automatically and can be requested at 80% LTV. No PMI at 20% down or more.

Question 7

How does FHA mortgage insurance work?

Accepted Answer

FHA requires upfront MIP of 1.75% of the loan amount. Annual MIP runs for life if down payment is under 10%. With 10%+ down it cancels after 11 years.

Question 8

What's the VA funding fee in Santa Clara County?

Accepted Answer

VA funding fee is 2.15% at zero down for first-time use. Subsequent VA loans cost 3.3%. A 10%+ disability rating exempts you from the fee.

Question 9

Can I get a jumbo loan above $1,249,125?

Accepted Answer

Yes. Jumbo loans are available above the conforming limit. They typically require 20% down, 700+ FICO, and 6-12 months of liquid reserves.

Question 10

How does the new Santa Clara University medical school affect Cupertino?

Accepted Answer

The medical school brings physician training to the South Bay. This may increase professional employment and housing demand in the region.

Question 11

What income do I need to qualify for a mortgage?

Accepted Answer

Santa Clara County's median household income is $159,674. Lenders typically allow housing costs up to 28% of gross income and total debt up to 43%.

Question 12

How long does closing take in Cupertino?

Accepted Answer

Most conventional loans close in 30-45 days. FHA and VA loans may take 45-60 days due to additional appraisal and inspection requirements.

Question 13

Can I use USDA financing in Cupertino?

Accepted Answer

No. Cupertino is not in a USDA-eligible rural area. USDA loans are available only in designated rural counties outside the Bay Area.

Question 14

What's the difference between FHA and VA loans here?

Accepted Answer

Both reach $1,249,125 in 2026. VA offers zero down with no PMI. FHA requires 3.5% down minimum and charges mortgage insurance. VA is for eligible veterans only.

Cupertino mortgage questions answered