Non-QM
Full Doc Non-QM in Los Altos Hills, CA
Los Altos Hills, CA is a smaller community of 8,377 people in Santa Clara County, where Custom Mortgage arranges Full Doc Non-QM financing. Los Altos Hills homes carry a premium: the median owner-occupied value is $2,000,001, 34% over Santa Clara County's $1,490,600 (Census ACS 2020-2024 5-year). That is $750,876 over the 2026 one-unit conforming limit of $1,249,125, so keeping a median-priced purchase conforming takes at least 38 percent down, and a bigger loan is a jumbo.
Los Altos Hills households out-earn the county: a median $250,001, 52% above the Santa Clara County level. It is an owner's market in tenure terms, with 93% of homes owner-occupied (55% countywide). The median home was built in 1977. Median gross rent is $3,501 a month.
Full Doc Non-QM Highlights
- Designed for self-employed borrowers and those with non-traditional income.
- Offers greater flexibility in income verification compared to conventional loans.
- Ideal for borrowers with a solid credit history seeking alternative financing options.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
Santa Clara County at a glance
- Los Altos Hills median home value
- $2,000,001
- Source: Census ACS 5-year, Los Altos Hills town, California, 2020-2024
- Los Altos Hills median household income
- $250,001
- Source: Census ACS 5-year, Los Altos Hills town, California, 2020-2024
- Los Altos Hills owner-occupied homes
- 93%
- Source: Census ACS 5-year, Los Altos Hills town, California, 2020-2024
- Los Altos Hills median gross rent
- $3,501
- Source: Census ACS 5-year, Los Altos Hills town, California, 2020-2024
- Los Altos Hills median year built
- 1977
- Source: Census ACS 5-year, Los Altos Hills town, California, 2020-2024
- Conforming loan limit (1 unit)
- $1,249,125
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $2,402,625
- Source: FHFA, 2026
- Above the national baseline by
- $416,375
- Source: FHFA, 2026
- Median owner-occupied home value
- $1,490,600
- Source: Census ACS 5-year, 2024
- Median household income
- $164,281
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 55%
- Source: Census ACS 5-year, 2024
- Median gross rent
- $2,857
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 9.1
- Source: Census ACS 5-year (computed), 2024
2026 Conforming Loan Limits: SANTA CLARA
SANTA CLARA, CA is a designated high-cost area with limits above the national baseline of $832,750.
1-Unit (SFR)
$1,249,125
2-Unit (Duplex)
$1,599,375
3-Unit (Triplex)
$1,933,200
4-Unit (Fourplex)
$2,402,625
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
Full Doc Non-QM in Los Altos Hills, CA
Premium mortgage lending services in Los Altos Hills, CA. We specialize in jumbo loans, conventional financing, and custom programs for high-net-worth borrowers.Custom Mortgage & Real Estate specializes in providing high-fidelity Full Doc Non-QM solutions tailored to the unique economic landscape of Los Altos Hills and the surrounding Santa Clara County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireLos Altos Hills metropolitan area.
Service Areas & Neighborhoods
Our Los Altos Hills Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About Full Doc Non-QM in Los Altos Hills
No. At $2,000,001, the Los Altos Hills median is $750,876 above the $1,249,125 FHFA limit for Santa Clara County. Borrowing more than $1,249,125 makes the loan a jumbo; staying conforming means putting at least $750,876 down.
Far more than median rent. Principal and interest on a $1,500,001 loan (a quarter down on $2,000,001) come to about $10,162 a month at 7.18% (Freddie Mac PMMS 30-year fixed rate as of 2026-11-05); the Los Altos Hills median gross rent of $3,501 covers only 34 percent of that, so DSCR deals here usually need much more equity or premium rents.
At least $400,000 before closing costs (80% maximum LTV on $2,000,001). That is 1.6 years of a $250,001 median income.
8.0 times the $250,001 median household income, easier than the county's 9.1. Expect to need extra down payment or a co-borrower.
See all Full Doc Non-QM questions and program details
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