San Jose Mortgage Broker
San Jose is Silicon Valley’s largest city and one of the most important real estate markets in the country for one specific reason: the concentration of tech wealth here is unlike anywhere else. The buyers I work with in San Jose are predominantly tech employees — at Apple, Google, Nvidia, Broadcom, dozens of smaller companies — and the financing conversations almost always involve RSU income, H-1B visas, or dual-income households where both people are in tech. I’ve been doing this long enough to know how to present these buyers to lenders correctly.
I’m Michael DiVita, owner of DiVita Home Finance. Licensed in California since 2007. Mortgage broker — 40+ wholesale lenders, every file handled personally.
San Jose Home Prices and the Loan Landscape
San Jose is a large city with a wide range of neighborhoods — prices vary significantly by location. Willow Glen, Almaden Valley, and Evergreen run $1.3M–$2.5M for desirable single-family homes. Berryessa, East San Jose, and the flatlands neighborhoods are more accessible at $800K–$1.3M. Santa Clara County’s 2026 conforming limit is $1,209,750 — which covers a good portion of San Jose transactions, but the premium neighborhoods are solidly jumbo.
The financing complexity in San Jose is rarely about the down payment — most buyers here have significant savings from RSU vesting or prior property sales. It’s about income documentation: showing lenders that variable compensation is real, sustainable, and countable. I spend more time on income structuring for San Jose buyers than almost any other market I work in.
Loan Programs I Use in San Jose
- Conventional High-Balance to $1,209,750 — covers East San Jose, Berryessa, and many standard neighborhoods. 3–20% down.
- Jumbo Loans — for Willow Glen, Almaden Valley, and premium neighborhoods. 10% down available for well-qualified buyers. Fixed and ARM options.
- H-1B / Work Visa Loans — for tech employees on work visas. Common in San Jose. I have specific lender relationships for this. Down payment requirements vary.
- Bank Statement Loans — for founders, self-employed developers, and business owners. 12 or 24 months of deposits, no tax returns.
- FHA Loans — 3.5% down up to $1,209,750. Works for buyers targeting East San Jose and lower-priced neighborhoods.
- VA Loans — zero down for eligible veterans. Works in San Jose across all price points for buyers with full entitlement.
San Jose Mortgage FAQ
I get most of my compensation in RSUs from a public tech company. How do lenders treat that income?
RSU income can be counted when you have a two-year history of vesting and there’s a reasonable expectation of continuation — meaning the company is publicly traded and your employment is ongoing. Lenders average the last two years of RSU vest income. Some lenders also require that vesting continues for at least 3 years from the date of application. If your base salary alone doesn’t reach the income target, adding properly documented RSU income often closes the gap. I work through this constantly with San Jose buyers. Call me with your W-2s and grant schedule and I’ll show you what we can count.
I’m on an H-1B at a San Jose tech company. What are my mortgage options?
Work visa mortgages are available and I work with them regularly in San Jose. Standard requirements are 2+ years remaining on the visa, 2 years of US employment history, and typically 20–30% down depending on the program. Some lenders also allow foreign credit history. Green card and EAD holders have more lender options. Call me with your visa type and situation — San Jose’s H-1B buyer population is large enough that I’ve developed very specific lender relationships for this.
Which San Jose neighborhoods are in the conforming range vs. jumbo?
With the 2026 Santa Clara County limit at $1,209,750, neighborhoods like East San Jose, Berryessa, and parts of North San Jose fall within the conforming range for many transactions. Willow Glen, Almaden Valley, Rose Garden, and Evergreen regularly exceed the limit and require jumbo financing. The line moves depending on home size and down payment — sometimes a Willow Glen property with a larger down payment falls back under the conforming limit. I’ll run the specific math for your purchase price so you know exactly which category you’re in.
Talk to Michael Directly
DiVita Home Finance | Marin County, CA | Licensed since 2007. DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
