Government
VA Mortgages in Los Gatos, CA
What is a VA Mortgages? VA Mortgages is a specialized mortgage solution offered by CMRE for real estate financing. This program provides tailored terms, flexible underwriting, and expedited closing timelines to meet the unique needs of property buyers and investors in Los Gatos, CA.
Custom Mortgage arranges VA Mortgages financing in Los Gatos, CA and across Santa Clara County. Santa Clara County's 2026 FHFA conforming loan limit is $1,249,125 for a one-unit home and $2,402,625 for four units, $416,375 above the $832,750 national baseline. Census ACS 2024 data puts the median owner-occupied home value in Santa Clara County at $1,490,600, $241,475 above that one-unit limit.
Median household income there is $164,281 and 55% of homes are owner-occupied (Census ACS 2024).
Key Facts About VA Mortgages
CMRE VA loans require zero down payment for eligible veterans.
VA loans from CMRE have no private mortgage insurance requirement.
CMRE VA mortgages offer competitive interest rates below conventional averages.
VA loans at CMRE accept FICO scores starting at 580.
CMRE VA IRRRL streamline refinance requires no appraisal or income verification.
CMRE is an approved government lender for VA Mortgages.
CMRE offers VOE-only and P&L options for VA Mortgages.
CMRE closes VA Mortgages in 25-35 days.
Program Benefits
No down payment options available for qualified borrowers.
No private mortgage insurance (PMI) required, saving you money each month.
Competitive interest rates.
More lenient credit score requirements compared to conventional loans.
Assumable mortgages, making your home more attractive to future buyers.
Backed by the U.S. Department of Veterans Affairs, providing added security.
Program Highlights
Max LTV
96.5%
Min Credit Score
580
Max DTI
55%
Loan Amount Range
$100K - $3M
Amortization Options
Eligible Properties
- Single Family
- Condo
- Townhouse
- Manufactured Home
Program Requirements
Income Documentation
- •Stable and reliable income history is required.
- •Must demonstrate the ability to repay the loan.
- •Documentation such as pay stubs, W-2s, and tax returns are typically needed.
- •Self-employed borrowers will need to provide additional documentation.
Asset Verification
- •Verification of sufficient funds to cover closing costs and any required reserves.
- •Bank statements and other asset documentation will be required.
- •Gift funds are often acceptable with proper documentation.
- •Focus is on ability to repay, minimizing strict asset requirements.
Insurance & Title
- •Hazard insurance (homeowner's insurance) is required to protect the property.
- •Flood insurance may be required if the property is located in a flood zone.
- •VA does not require mortgage insurance, but insurance to protect the property is mandatory.
Property Requirements
- •Minimum FICO score of 580 is generally required.
- •A credit history demonstrating responsible financial behavior is essential.
- •Past bankruptcies or foreclosures may require waiting periods.
- •CMRE works with borrowers with varying credit profiles.
VA Mortgages in Los Gatos: The Complete Guide
What Is VA Mortgages?
VA loans are available to veterans, active-duty service members, and eligible surviving spouses. Eligibility is typically determined by length of service or time in the National Guard or Reserves. A Certificate of Eligibility (COE) is required to confirm your eligibility for a VA loan. CMRE can assist you in obtaining your COE.
Eligibility for VA Mortgages
- •Eligibility depends on the specific agency requirements (FHA/VA/USDA).
- •FHA: primary residence, meets HUD property standards, 580+ FICO (500 with 10% down).
- •VA: eligible military service or surviving spouse status, no down payment.
- •USDA: eligible rural area, income limits apply.
- •CMRE evaluates your situation and recommends VA Mortgages or alternatives with lower total cost.
CMRE Specialty Programs for VA Mortgages
- •VOE-Only FHA: qualify with employer verification only — no pay stubs or tax returns.
- •P&L FHA: CPA-prepared profit & loss for self-employed qualification.
- •FHA Streamline: refinance with no appraisal, no income verification.
- •VA IRRRL: streamline refinance for veterans with minimal documentation.
- •CMRE processes government loans faster than industry average.
Apply for VA Mortgages with CMRE
- •Step 1: CMRE determines eligibility and provides rate estimate.
- •Step 2: Documentation varies by program (standard, VOE-only, or P&L).
- •Step 3: Pre-approval within 24 hours.
- •Step 4: Government appraisal and underwriting coordinated by CMRE.
- •Step 5: Closing in 25-35 days from application.
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
- 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
- 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.
VA Mortgages in Los Gatos, CA
Premium mortgage lending services in Los Gatos, 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 VA Mortgages solutions tailored to the unique economic landscape of Los Gatos 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 Gatos metropolitan area.
Service Areas & Neighborhoods
Our Los Gatos 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 VA Mortgages in Los Gatos
The latest available national 30-year fixed observation was 7.18% (Freddie Mac PMMS, week of 11/5/2026). VA Mortgages rates in Los Gatos vary by loan amount, LTV, and credit profile — CMRE can issue a pre-approval within 24 hours of a complete application.
Timelines depend on the program, appraisal, and title: conventional purchases typically close in 14–21 days, and hard money loans can fund in as few as 7 business days. Pre-approvals are issued within 24 hours of a complete application.
The 2026 conforming loan limit for a single-family home in Santa Clara County is $1,249,125. FHA limits are set separately by HUD and can be lower. Santa Clara County is a designated high-cost area — its limit exceeds the national baseline of $832,750 by $416,375. VA loans in CA have no maximum loan amount when the veteran holds full entitlement.
VA loans require veteran status or active military service. For non-veterans in Los Gatos, CMRE offers FHA and USDA government-backed programs with similarly competitive rates and low down payment requirements.
See all VA Mortgages questions and program details
VA Mortgages by Location
Get local rates, loan limits, and market data for VA Mortgages in your area.
AZ
CA
FL
GA
View county-level market data, loan limits, and mortgage rates on our territory pages.
Browse All Territories →Reviewed by Eve Sanchez, Chief Compliance Officer · Updated 2026-11-04 · Custom Mortgage Inc., NMLS #1556995
TESTIMONIALS
Success stories from families and investors across the nation who achieved their goals with CMRE.
"I've been working with Custom Mortgage and Real Estate for over five years now, and they've totally helped me get through a bunch of tricky transactions. Their team is super helpful all the way through, making sure everything goes off without a hitch. I seriously recommend Custom Mortgage to anyone who needs financing or a solid real estate broker."
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"As an investor in real estate and an agent, I totally count on Custom Mortgage and Real Estate for my deals since they've got loads of experience. They have these unique programs that I just can't find anywhere else, and it really gives me an advantage. After researching a number of companies, the offers from Custom Mortgage were the best out there."
