Fremont, Sunnyvale, and Santa Clara: high-balance loans and RSU income

Conforming loan limits are set each year by the Federal Housing Finance Agency and can be higher in designated high-cost counties. A loan above the limit for that county is jumbo. We do not publish a dollar limit on this page because the figure changes, and the county the house sits in decides which limit applies. The current tables are on fhfa.gov.

Santa Clara County has been on the FHFA high-cost list in recent years. Alameda County's classification can differ. Do not assume Fremont uses the same limit as Sunnyvale. Look up both counties.

Jumbo lenders set their own reserves, credit, and visa rules. An agency high-balance loan and a jumbo loan are different products. We compare what is actually available for the loan size. We do not advertise a jumbo rate.

Base salary alone may not describe a Sunnyvale or Santa Clara offer letter. Fannie Mae B3-3.3-07 is the agency starting point for restricted stock units: vested, received, and likely to continue. A lender overlay can be stricter, especially on a jumbo loan.

Stock used for the down payment has to be sold and seasoned in an account the lender can read. A screenshot of unvested shares is not a bank statement.

Property taxes in California are governed by Proposition 13 assessment rules, and a purchase generally resets the assessed value. Do not underwrite your payment off the seller's old tax bill. Supplemental tax bills after closing are common and may not be fully collected in the original escrow.

Mello-Roos is less common in older Santa Clara tracts than in newer planned communities, but if a Community Facilities District is on the parcel it belongs in the payment. See the Irvine and Cerritos page for how that special tax works.