Jumbo & Super Jumbo · California
Jumbo loans in California — premier financing for high-value homes
California conforming limits run from $832,750 to $1,249,125 depending on the county. Above your county's limit, Lumen Mortgage structures jumbo and super jumbo financing for high-net-worth, self-employed, physician, veteran and investor borrowers, with no hard loan cap and one Mortgage Advisor from application to closing.
- 0% down for VA & physicians, 10% standard, with best pricing at 740+
- Qualify on assets, bank statements or full documentation
- 40-year fixed with 10 years interest-only
- No autopay or banking relationship required
What is a jumbo loan in California?
A jumbo loan in California is any mortgage above your county's 2026 conforming limit, which ranges from $832,750 to $1,249,125 in high-cost counties. Lumen Mortgage offers California jumbo loans with as little as 0% down for eligible veterans and physicians and 10% down on standard jumbo loans, best pricing at 740+ credit, no hard loan cap, and an average 17-day clear-to-close. You can qualify with full documentation, assets as income, or bank statements.
- County limits run from $832,750 to $1,249,125 in high-cost counties like Los Angeles and Orange
- Premier options for high-net-worth, self-employed, physician, VA and investor borrowers
- 40-year fixed with 10 years interest-only, then a 30-year repayment at the same rate
- No autopay or banking relationship required. Keep your existing bank
How do jumbo loans work in California?
California's conforming limit is set county by county. For 2026 it ranges from the $832,750 baseline up to the $1,249,125 high-cost ceiling in designated counties such as Los Angeles, Orange and much of the Bay Area. A loan above your county's limit is a jumbo loan, which is conventional financing with lender-specific underwriting. For the full mechanics, see our [jumbo loan program guide](/loans/residential/jumbo).
Structure matters more than the label. Lumen finances California primary homes, second homes and investment properties from just over the limit into super jumbo amounts. Down payments start at 10% on standard jumbo and 0% for eligible VA and physician borrowers, and most programs don't require PMI.
Many high-value buyers don't have a simple W-2. We can qualify you on your [assets as income](/asset-depletion-loans-california), on 12–24 months of [bank statements](/bank-statement-loans-california), or on a P&L or 1099s. Physicians and veterans may qualify for [0% down jumbo financing](/loans/residential/physician).
You don't need to move your money to get our best terms. There's no autopay requirement and no banking relationship requirement. You can keep working with your existing bank and still qualify for great jumbo terms.
How much will a jumbo loan cost in California?
Check whether your loan is jumbo, then compare a 30-year fixed with our 40-year fixed with 10 years interest-only. A $2,000,000 Los Angeles County home with 10% down is a $1,800,000 loan, $550,875 above the county's $1,249,125 limit. The calculator also estimates the 6–12 months of reserves most jumbo loans require.
Jumbo Loan Calculator
Check your 2026 limit, compare payments, estimate reserves
10% down, no hard cap
Illustrative rate as of October 2026. Tax defaults to 1.1% of price.
Is my loan jumbo?
2026 limit: $1,249,125
Jumbo loan
Loan amount $1,800,000. $550,875 above the $1,249,125 limit for this 1-unit property.
30-year fixed
$11,825
principal & interest / mo
$13,908 with taxes & insurance
40-year fixed · 10 yrs interest-only
$10,313
interest-only, years 1–10
$11,825 P&I, years 11–40
Same rate for all 40 years
Estimated reserves after closing
$83,448 6 months PITI
$166,897 12 months PITI
Most jumbo loans need 6–12 months. Retirement and brokerage accounts can count.
Best pricing at 740+. No autopay or banking relationship required.
How to read your results: In years 11–40, the interest-only loan's payment matches the 30-year fixed payment, because the full balance repays over 30 years at the same rate. The interest-only option gives you lower payments for the first 10 years without changing your rate.
Where do California buyers need jumbo financing?
In much of California, a median-priced home already crosses the conforming limit. Jumbo financing is the norm in the Bay Area and on the Southern California coast, and increasingly common in wine country, Sacramento and the desert.
San Francisco Bay Area and Silicon Valley
San Francisco, Palo Alto, Los Gatos, Marin and the East Bay hills routinely exceed even the $1,249,125 high-cost limit. Buyers here are often tech founders and executives paid in RSUs, bonuses and equity. Our assets-as-income option can count brokerage holdings without forcing a sale.
Los Angeles, Orange County and San Diego
From the Westside and Pasadena to Newport Beach, Irvine and La Jolla, Southern California's coastal markets are jumbo territory. Entertainment professionals, business owners and physicians at UCLA Health, Cedars-Sinai and Kaiser often qualify through bank statement, 1099 or physician jumbo options.
Wine country, Sacramento and the Sierra
Napa, Sonoma, El Dorado Hills, Granite Bay and Lake Tahoe attract second-home buyers and acreage purchases. These properties may include vineyards, outbuildings or rural water, so we review the property up front before you write an offer.
Palm Springs and the desert
Palm Springs, Rancho Mirage and La Quinta draw retirees and vacation-home buyers. The 40-year fixed with 10 years interest-only gives these buyers payment flexibility while they sell a prior home or rebalance a portfolio.
What is the jumbo loan limit in my California county?
A loan is jumbo once it exceeds your county's 2026 conforming limit. Ten California counties sit at the $1,249,125 ceiling, seven sit between the baseline and the ceiling, and every other county uses the $832,750 baseline. Limits are higher for 2–4 unit properties.
| County | 1-unit | 2-unit | 3-unit | 4-unit |
|---|---|---|---|---|
| Alameda | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Contra Costa | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Los Angeles | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Marin | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Orange | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Benito | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Francisco | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Mateo | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Clara | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Cruz | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Diego | $1,104,000 | $1,413,350 | $1,708,400 | $2,123,100 |
| Ventura | $1,035,000 | $1,325,000 | $1,601,600 | $1,990,450 |
| Napa | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| San Luis Obispo | $1,000,500 | $1,280,850 | $1,548,250 | $1,924,100 |
| Monterey | $994,750 | $1,273,450 | $1,539,350 | $1,913,000 |
| Santa Barbara | $941,850 | $1,205,750 | $1,457,450 | $1,811,300 |
| Sonoma | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 |
| All other California counties | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
Source: FHFA 2026 conforming loan limits (fhfa.gov/CLL). Loan amounts above these figures are jumbo.
What do you need to qualify for a jumbo loan in California?
Credit and down payment
- Best pricing with strong credit (740+)
- 10% down (90% LTV) on standard jumbo
- 0% down for eligible physicians (up to $2M) and VA borrowers (up to $4M)
- Typically no PMI, even below 20% down
Ways to document income
- Full documentation: W-2s, tax returns, pay stubs
- Assets as income: savings, brokerage and retirement accounts
- Self-employed: 12–24 months of bank statements, a P&L or 1099s
- Physicians: employment contract or offer letter
Reserves
- Typically 6–12 months of PITI after closing
- Higher reserves for larger loans and investment properties
- Retirement accounts can count toward reserves
- Reserve needs reviewed before you shop
Loan terms and structure
- Jumbo and super jumbo with no hard cap, up to $20M+ in certain cases
- Primary residence, second home and investment property
- 30-year fixed, ARMs, and 40-year fixed with 10 years interest-only
- Average 17-day clear-to-close
How does a Lumen jumbo compare to a typical bank jumbo?
Many banks reserve their best jumbo pricing for clients who move assets or set up autopay. They also underwrite almost exclusively on tax returns. That works for some borrowers, but it penalizes business owners and asset-rich buyers.
| Criterion | Lumen jumbo | Typical bank jumbo |
|---|---|---|
| Banking relationship required | No | Often, for best pricing |
| Autopay required | No | Often |
| Min. down payment | 0–10% | 10–20% |
| Assets as income | Yes | Rarely |
| Bank statement / P&L income | Yes | No |
| 40-year fixed with 10-year interest-only | Yes | Rarely |
| Avg. clear-to-close | 17 days | 30–45 days |
| Point of contact | One Mortgage Advisor | Handed between departments |
Not sure which path fits? Compare asset depletion loans in California, bank statement loans in California, physician loans and VA jumbo loans. Buying a high-value rental? DSCR loans in California qualify on the property's cash flow.
What California jumbo borrowers say about Lumen Mortgage
"David and his team are top-notch. We've worked with many lenders over the years and David is in a league of his own. We'll never use a different lender!"
Verified Google review.
Frequently asked questions — jumbo loans in California
What is the jumbo loan limit in California for 2026?
It depends on the county. For 2026, California conforming limits range from the $832,750 baseline to the $1,249,125 ceiling in designated high-cost counties such as Los Angeles, Orange and much of the Bay Area. Any loan above your county's limit is a jumbo loan.
What is the jumbo loan limit in Los Angeles, Orange County and the Bay Area?
For 2026, Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, Contra Costa, Marin, Santa Cruz and San Benito counties all sit at the $1,249,125 ceiling for a single-family home. Any loan above $1,249,125 in these counties is a jumbo loan.
What is the jumbo loan limit in San Diego County?
San Diego County's 2026 conforming limit is $1,104,000 for a single-family home, so a loan above $1,104,000 is jumbo. Nearby limits include Ventura at $1,035,000 and Santa Barbara at $941,850.
Are jumbo loan limits higher for 2–4 unit properties in California?
Yes. Conforming limits rise with the number of units. In ceiling counties like Los Angeles and San Francisco, the 2026 limits are $1,599,375 for 2 units, $1,933,200 for 3 units and $2,402,625 for 4 units. In baseline counties they are $1,066,250, $1,288,800 and $1,601,750.
How much do I need to put down on a jumbo loan in California?
Standard jumbo loans start at 10% down (90% LTV), with best pricing at 740+ credit. Eligible physicians can put 0% down up to $2M, and veterans with full entitlement can put 0% down on VA jumbo loans up to $4M. Most jumbo programs don't require PMI.
Can I qualify for a California jumbo loan using my assets instead of income?
Yes. Our assets-as-income option converts eligible savings, brokerage and retirement accounts into monthly qualifying income. You don't have to liquidate anything. It's a common fit for retirees, founders and high-net-worth buyers whose tax returns understate their means.
Can I get a jumbo loan in California if I'm self-employed?
Yes. Self-employed borrowers can qualify on 12–24 months of personal or business bank statements, a profit-and-loss statement, or 1099s, instead of two years of tax returns. This works well for business owners who write off much of their income.
Do you require autopay or a banking relationship for your best jumbo pricing?
No. There is no autopay requirement and no banking relationship requirement. You can keep working with your existing bank and still qualify for great jumbo terms.
Do you offer interest-only jumbo loans in California?
Yes. We offer a 40-year fixed jumbo loan with 10 years of interest-only payments. After the first 10 years, the loan automatically converts to a 30-year repayment at the exact same rate. That gives you 40 years of fixed-rate security with 10 years of payment flexibility.
How fast can you close a jumbo loan in California?
Our average clear-to-close is 17 days. One Mortgage Advisor manages your loan from application to closing, and we review the property up front to avoid late-stage surprises with acreage or unique homes.
Can I use a jumbo loan for a second home or investment property in California?
Yes. We finance California primary residences, second homes and investment properties with jumbo financing, including Tahoe and Palm Springs vacation homes and high-value rentals. Investors can also compare DSCR loans, which qualify on rental income.
Further reading on jumbo lending
What Is a Jumbo Loan and When Do You Need One?
Once your loan exceeds the conforming limit, you enter jumbo territory — a different set of rules, requirements, and lenders. Here's what to know before you shop.
Jumbo Loans for Self-Employed Borrowers in Oregon and California — How to Qualify for a $1M+ Mortgage Without Two Years of Clean Tax Returns
High income, a low-looking tax return, and a $1.2M home in your sights? Self-employed borrowers can finance jumbo purchases in Oregon and California using bank statements, a P&L, 1099s, or assets — no two years of clean returns required. Here's exactly how it works.
Ready to talk to a California loan officer?
We'll walk you through the numbers, explain your options, and let you decide — no pressure, no sales pitch.