Question 1

What is the conforming loan limit in Santa Clara County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above this amount are jumbo loans and carry different rates and terms.

Question 2

Do I need 20% down to buy in Los Altos?

Accepted Answer

Yes — conventional loans accept 5% to 10% down, though PMI applies below 20%. FHA allows 3.5% down with a 580+ credit score.

Question 3

Is Santa Clara County an FHA high-cost area?

Accepted Answer

Yes. FHA's high-cost designation applies here, which affects MIP rates and loan limits for FHA borrowers in Los Altos.

Question 4

What credit score do I need to qualify for a conventional loan?

Accepted Answer

Most lenders require 620 minimum for conventional loans. Jumbo loans typically want 700 or higher, especially above $1,249,125.

Question 5

How does PMI work on a conventional loan in Los Altos?

Accepted Answer

PMI applies when you put down less than 20%. It cancels automatically at 78% LTV and can be requested at 80% LTV.

Question 6

Can I use a VA loan to buy in Los Altos?

Accepted Answer

Yes. VA loans work in Los Altos up to the VA limit of $1,249,125 with zero down. Above that, you'd need a jumbo VA loan.

Question 7

What does FHA require for a down payment?

Accepted Answer

FHA requires 3.5% minimum down with a 580+ FICO score. The upfront mortgage insurance premium is 1.75% of the loan amount.

Question 8

How does Santa Clara University's new medical school affect Los Altos property values?

Accepted Answer

The medical school brings physician training and healthcare jobs to the South Bay. This typically supports long-term demand for housing near the university.

Question 9

What is the jumbo loan cutoff in Santa Clara County?

Accepted Answer

Any loan above $1,249,125 is jumbo. Jumbo loans typically require 20% down and 700+ credit, with rates running 0.125% to 0.5% higher.

Question 10

Can I carry two mortgages while buying in Los Altos?

Accepted Answer

Yes — if you have enough equity or savings, you can carry two mortgages. Lenders will count both payments toward your debt-to-income ratio.

Question 11

How long does closing typically take in Santa Clara County?

Accepted Answer

Most conventional closings take 30 to 45 days. Jumbo loans may take 45 to 60 days due to additional underwriting and appraisal review.

Question 12

What does the median household income in Santa Clara County tell me about affordability?

Accepted Answer

At $159,674, the county median is well above the national average. Most Los Altos buyers earn significantly more, which supports jumbo lending.

Question 13

Can I get an FHA loan above the conforming limit?

Accepted Answer

No. FHA loans cap at $1,249,125 in Santa Clara County. Above that, you need a conventional jumbo or VA jumbo loan.

Los Altos mortgage questions answered