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in Los Altos Hills, CA
Los Altos Hills sits at the heart of Silicon Valley, where OpenAI's new Mountain View office complex signals continued tech sector growth.
FHA loans let you put down as little as 3.5% and carry mortgage insurance throughout the loan. VA loans offer zero down and no mortgage insurance if you're eligible.
FHA loans let you buy with as little as 3.5% down, keeping more cash in your bank account at closing. You'll pay mortgage insurance (MIP) for the life of the loan if you put down less than 10%.
FHA works well when you have steady income but limited savings. The county's $159,674 median household income qualifies for purchases well into the $800,000 range with FHA financing. Credit scores as low as 580 can work, though 620 and above get better terms.
VA loans offer zero down and skip mortgage insurance entirely if you have military service eligibility. Instead of MIP, you pay a one-time funding fee (typically 2.3% for first-time use) that rolls into the loan.
VA financing wins when you qualify through active duty, reserves, National Guard, or veteran status. The county limit of $1,249,125 applies to VA loans the same as FHA.
The biggest gap is down payment. FHA requires 3.5% minimum; VA requires zero. On a typical Los Altos Hills purchase, that's a meaningful difference in cash you keep at closing.
Both programs hit the same $1,249,125 county limit in 2026, so neither caps out early in this market. The real trade-off is upfront cost versus lifetime cost. FHA's upfront MIP plus ongoing insurance adds up over time.
Pick FHA if you don't have military eligibility but have steady income and at least 3.5% saved. You're comfortable with mortgage insurance as the trade-off for lower credit requirements and faster approval.
Pick VA if you served in the military and want to keep every dollar of savings at closing. Zero down and no insurance make VA the cheaper path over time.
Yes. VA eligibility doesn't expire. If you served honorably, you qualify now. Reserves and National Guard members also qualify. Check your Certificate of Eligibility to confirm your exact entitlement.
No. FHA mortgage insurance stays for the life of the loan if you put down less than 10%. With 10% down, it drops after 11 years. The ongoing cost is built into your monthly payment.
VA typically costs less if you qualify. Zero down plus no insurance beats FHA's 3.5% down plus lifetime MIP. The VA funding fee is one-time; FHA's insurance compounds monthly for decades.
Yes. Both FHA and VA reach the 2026 conforming limit of $1,249,125 in Santa Clara County. Neither program caps out early in Los Altos Hills.
FHA: 580 minimum, though 620+ gets better rates. VA: 620 typical floor, some lenders go lower. Both require clean payment history and manageable debt.