Non-QM
NINA (No Income No Assets) in Piedmont, CA
Piedmont, CA is a smaller community of 10,945 people in Alameda County, where Custom Mortgage arranges NINA (No Income No Assets) financing. Piedmont homes carry a premium: the median owner-occupied value is $2,000,001, 83% over Alameda County's $1,090,100 (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.
Piedmont households out-earn the county: a median $250,001, 93% above the Alameda County level. It is an owner's market in tenure terms, with 91% of homes owner-occupied (54% countywide). Half the housing was built before 1939, so appraisals and inspections often turn on the condition of older systems. Median gross rent of $3,501 a month sits above HUD's FY2025 two-bedroom Fair Market Rent of $2,604.
NINA (No Income No Assets) Highlights
- Streamlined approval process focusing on asset strength rather than income documentation.
- Ideal for self-employed individuals, entrepreneurs, and investors with complex income structures.
- Access loan amounts tailored to your investment goals, facilitating quick acquisition of properties.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Alameda County
$5,419/mo
Based on $1,000,000 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Alameda County
$7,000/mo
Based on $1,000,000 median · 20% down · P&I only
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 FY2025 (bundled); Census ACS 2024 (bundled).
Alameda County at a glance
- Piedmont median home value
- $2,000,001
- Source: Census ACS 5-year, Piedmont city, California, 2020-2024
- Piedmont median household income
- $250,001
- Source: Census ACS 5-year, Piedmont city, California, 2020-2024
- Piedmont owner-occupied homes
- 91%
- Source: Census ACS 5-year, Piedmont city, California, 2020-2024
- Piedmont median gross rent
- $3,501
- Source: Census ACS 5-year, Piedmont city, California, 2020-2024
- Piedmont median year built
- 1938
- Source: Census ACS 5-year, Piedmont city, 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
- $1,090,100
- Source: Census ACS 5-year, 2024
- Median household income
- $129,367
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 54%
- Source: Census ACS 5-year, 2024
- Median gross rent
- $2,357
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 8.4
- Source: Census ACS 5-year (computed), 2024
- Fair Market Rent (2 bedroom)
- $2,604
- Source: HUD, FY2025
Market Snapshot: Alameda County
Source: Redfin · 2025-11-30Median Sale Price
$1,000,000
Median List Price
$900,000
Price / Sq Ft
$641.33
Days on Market
23
Active Listings
1,656
Homes Sold
837
Sale-to-List Ratio
104.0%
2026 Conforming Loan Limits: ALAMEDA
ALAMEDA, 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.
DSCR Coverage — Alameda County, CA
HUD FY2025 Fair Market RentsHUD Fair Market Rents represent the estimated 40th percentile gross rent for standard units in Alameda County. At a 8.7% DSCR benchmark rate with a 1.0× coverage ratio, each bedroom type below supports the following maximum financing.
Studio
HUD Rent
$1,839/mo
Max Financing
$235,255
1 Bedroom
HUD Rent
$2,124/mo
Max Financing
$271,713
2 Bedroom
HUD Rent
$2,604/mo
Max Financing
$333,117
3 Bedroom
HUD Rent
$3,555/mo
Max Financing
$454,774
4 Bedroom
HUD Rent
$4,103/mo
Max Financing
$524,877
Max financing calculated at 1.0× DSCR, 30-year amortization, 8.7% annual rate. Actual DSCR qualification depends on property expenses, vacancy, and lender overlays. Contact CMRE for a property-specific DSCR analysis.
NINA (No Income No Assets) in Piedmont, CA
Alameda County is generating some of the most striking data points we are tracking anywhere in the country right now. The sale-to-list ratio has crossed above 100% — sitting at 103.9% — meaning the average home is selling above its asking price. Homes are moving in just 23 days on market, the fastest pace in our entire data set. Yet the median sale price has declined 10.3% year-over-year to $1,000,000, reflecting a market where high-value outliers from 2024's peak are compressing the median even as active competition for correctly priced properties remains fierce.
The 2025 conforming loan limit for Alameda County is $1,209,750, placing it in the top tier of high-cost counties nationally. This means borrowers purchasing at the median can still access conventional financing without crossing into true jumbo territory. For buyers competing in Oakland, Fremont, and Berkeley, this is not a market to enter without a fully underwritten commitment letter — pre-qualifications are ignored entirely.
Alameda County's borrower base is dominated by tech and biotech professionals, remote workers relocating from San Francisco seeking more space, and dual-income households with high earning potential but compressed liquidity due to Bay Area rent levels. Asset depletion strategies and RSU income documentation are common scenarios we structure here. Owner-occupancy rates are notably lower than statewide averages, reflecting the high investor and renter concentration in Oakland.
Come in pre-underwritten, not just pre-approved — in a 103% sale-to-list environment, loan contingency risk is a deal-killer.
Service Areas & Neighborhoods
Our Piedmont 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
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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 NINA (No Income No Assets) in Piedmont
No. At $2,000,001, the Piedmont median is $750,876 above the $1,249,125 FHFA limit for Alameda 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 Piedmont 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 8.4. Expect to need extra down payment or a co-borrower.
See all NINA (No Income No Assets) questions and program details
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