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5.0 1,300+ REVIEWS
San Jose,
California
Mortgage Lender
We’re JVM Lending, a hybrid mortgage lender built to get you a better rate and a smoother closing. We took the commissioned loan officer out of the process, so a full team works your file and the savings show up in your rate.
That setup matters in San Jose, where well-priced homes can draw multiple offers within a few weeks. From Willow Glen and the Rose Garden to Evergreen and Almaden Valley, we know what it takes to get a San Jose mortgage approved and an offer accepted here.
Compare rates in San Jose, California
Why choose us for your San Jose mortgage
A mortgage is only as good as the team behind it. Here’s what you get with us.
You get a team that’s reachable seven days a week, including weekends. During operating hours, most questions get an answer within about 60 minutes, so your file keeps moving when timing counts.
Speed is the payoff. Many of our conventional and FHA purchase loans close in as little as 10 days, which gives your offer an edge in a market where sellers weigh certainty as much as price. When you’re competing for a home in Willow Glen, Cambrian Park, or any of the other San Jose neighborhoods and zip codes we cover, we’ll call the listing agent ourselves and walk them through your pre-approval.
Because we run a hybrid model with no commissioned loan officers, a full team works your loan from application to closing, and the savings land in your rate.
Areas we serve around San Jose
We lend across San Jose and the Santa Clara County cities around it. Here's where we work most often.
San Jose neighborhoods
Willow Glen, the Rose Garden, Downtown, Cambrian Park, Almaden Valley, Blossom Valley, Evergreen, Berryessa, and North San Jose.
West Valley
Campbell, Los Gatos, Saratoga, and Cupertino.
Nearby Silicon Valley cities
Santa Clara, Sunnyvale, Milpitas, and Mountain View.
South County
Morgan Hill and Gilroy.
What affects your mortgage rate in San Jose
A few things move your rate up or down, and some of them are in your control.
Your credit profile, your down payment, the property type, and the loan you choose all shape your rate, and strengthening any one of them before you apply can help. In San Jose, your loan amount matters too, since loans above the $1,249,125 conforming limit are priced as jumbo loans. Rate buydowns are the lever most buyers overlook. A temporary buydown lowers your payment for the first year or two, and a permanent buydown lowers it for the life of the loan by paying points up front. Keep your eye on the monthly payment, not just the rate. A slightly higher rate that comes with a lower payment can be the better deal. Check today’s rates for current pricing.
The San Jose housing market
Here’s the quick read on what homes cost around San Jose right now.
The current San Jose median home price is around $1.4 million, though that spans a wide range. Condos and townhomes Downtown and in North San Jose offer a lower entry point, while single-family homes in Almaden Valley and the West Valley neighborhoods often run above $2 million. Homes here tend to sell in about three weeks, so most buyers have their pre-approval in hand before they start touring. Property taxes and insurance shape your budget along with the price. Under Proposition 13, your base property tax is 1% of the purchase price plus voter-approved local assessments, which together set San Jose property tax rates. Standard homeowners policies don’t cover earthquake damage, so many buyers price out a separate earthquake policy as part of the payment.
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Popular loans in San Jose, California
Most Popular
30-Year Fixed-Rate
This is one of the most popular mortgage loan options for a reason. The longer 30-year term means lower, fixed monthly payments over the life of the loan.
Benefits
- Low interest rates
- 3% down payment options
- Protects you against inflation risks
Great Pick For First-Time Buyers
FHA
FHA loans have flexible qualification requirements and low down payment options, making them a great option for first-time homebuyers.
Benefits
- 3.5% down payment options
- Flexible credit requirements
- Fast closes - as little as 10 days
Ideal For High-Cost Areas
Jumbo
Jumbo loans are a non-conforming loan option perfect for buyers looking in higher-priced locations or who have a more expansive homebuying budget.
Benefits
- Super low interest rates – available exclusively to JVM clients
- Loan amounts up to $3 million
- Mortgage Insurance (PMI) is not required
Get pre-approved to buy a home in California
We work with you to understand your financial profile and determine what loan is the best fit. We'll find you the lowest payment possible, and share your maximum borrowing ability.
Step 1
Fill out your loan application
Your loan application gives us the basic information we need upfront to begin your pre-approval.
Step 2
Upload your documents
In your loan application you'll upload:
- Recent pay stubs
- Current banking records
- Two years of tax documents
- Current government ID
Step 3
We analyze your info
We analyze everything you submitted in your loan application along with any documents you uploaded - ultimately determining how much you can afford.
Step 4
You're pre-approved!
Your JVM Client Advisor will send over your JVM Lending Certified® Pre-Approval Letter for your max purchase price. When you start submitting offers, we will tailor your pre-approval to match every offer.
San Jose Mortgage FAQ
Call, text or email your question
You can qualify for an FHA loan with a 580 credit score, and most conventional loans start at 620. Jumbo loans usually call for a higher score, often 700 or above. If you’re below those marks, a few months of on-time payments and lower card balances can move you into range.
It’s $1,249,125 for a one-unit home in 2026, well above the $832,750 national baseline because Santa Clara is a high-cost county. Loans above that become jumbo loans, which carry their own guidelines. With 20% down, the limit covers a purchase price up to about $1.56 million.
Yes. CalHFA’s MyHome program offers first-time buyers a deferred second loan of up to 3.5% of the price with an FHA first mortgage, or 3% with a conventional one. Santa Clara County’s Empower Homebuyers SCC can add a deferred, shared-appreciation loan of up to 30% of the price for buyers who’ve saved at least 3%. Most require a homebuyer education course and income within program limits.
Beyond the down payment, plan for closing costs of roughly 2% to 5% of the price, plus property taxes and homeowners insurance in your monthly payment. On a $1.3 million home, 2% alone is about $26,000. Building all of it into your budget early keeps your pre-approval realistic.
Lenders require homeowners insurance, but earthquake coverage is typically optional. Standard homeowners policies exclude earthquake damage, and California insurers must offer you earthquake coverage when you buy a policy. Many buyers get a quote through the California Earthquake Authority early so they can decide with the cost in front of them.
Under Proposition 13, the base tax is 1% of your purchase price, plus voter-approved bonds and special assessments that vary by area. Increases in your assessed value are capped at 2% a year. You’ll also get a supplemental tax bill after you buy, so it’s worth checking the current rate for a specific parcel before you make an offer.
Many of our conventional and FHA purchase loans close in as little as 10 days, though timing depends on your file and the transaction, and jumbo timelines vary. A full pre-approval up front is what makes a fast close possible, since the heavy lifting is done before you’re under contract.