Buying in Brentwood and hearing the phrase “jumbo loan” more and more? You’re not alone. In this high-value Westside market, many purchases sit above conforming loan limits, which means you’ll navigate a different approval path than a standard mortgage. With the right prep and a clear plan, you can secure strong terms and keep your deal moving.
This guide breaks down what counts as a jumbo in Los Angeles County, what lenders look for, how appraisals work on unique Brentwood homes, realistic timelines, and a step-by-step checklist to get you ready. Let’s dive in.
Jumbo basics in LA County
A jumbo loan is any mortgage that exceeds the conforming loan limit set by the Federal Housing Finance Agency. Conforming loans can be purchased or guaranteed by Fannie Mae or Freddie Mac; jumbos cannot, so lenders set their own standards.
Los Angeles County is typically designated a high-cost area, and Brentwood price points often exceed the conforming ceiling. That is why many Brentwood buyers use jumbo financing. Conforming loan limits change annually, so confirm the current year’s numbers with your lender before you begin.
Why jumbos are common in Brentwood
Brentwood features a wide range of luxury properties. Many single-family homes and high-end condos trade well above conforming limits. Because many properties are custom or significantly remodeled, valuation can be more complex than in tract neighborhoods. This is normal in the area and simply means you should plan for a thoughtful appraisal process and a lender with strong local experience.
If you are purchasing a condo or a home with an HOA, lenders will review HOA financials and dues. In the City of Los Angeles, you should also plan for documentary transfer taxes and standard recording fees at closing. In California, property tax reassessment occurs at a change of ownership, and buyers often receive supplemental property tax bills after closing. Your escrow officer will help you understand these items during the transaction.
Underwriting requirements to expect
Jumbo loans have tighter and more varied requirements than conforming loans. Expect some combination of the following:
- Down payment and LTV
- Many lenders look for 20 to 30 percent down to secure competitive terms. Some portfolio lenders may go lower for very strong borrowers, often with pricing trade-offs.
- Credit score
- The strongest pricing typically starts at 720 to 760+ credit scores.
- Reserves
- Jumbo lenders commonly require 6 to 12 months of total mortgage payments (principal, interest, taxes, insurance) in reserves. Higher loan amounts or more complex profiles can require more.
- Debt-to-income (DTI)
- Many programs cap DTI around 43 to 50 percent. Some lenders allow higher DTI with compensating factors like strong assets and high credit.
- Documentation
- Be ready for full income and asset documentation. W-2 earners should expect recent pay stubs and multiple years of W-2s and tax returns. Self-employed buyers often provide two or more years of personal and business tax returns, K-1s, and possibly a current profit-and-loss statement. Asset statements for all accounts will be reviewed.
Loan types and pricing
Lender offerings vary, so it pays to compare options:
- Fixed-rate jumbos (15-year, 30-year) for long-term payment stability.
- Adjustable-rate jumbos (ARMs) that can reduce the initial rate.
- Portfolio loans kept by the originating bank, which can be more flexible on reserves or documentation.
- Bank-statement or asset-qualifying programs for self-employed or high-net-worth buyers, typically with stricter pricing and rules.
- Interest-only options exist but are less common and underwritten conservatively.
Jumbo pricing can be close to or above conforming rates depending on the market. Because many jumbo loans are held or placed in the private market, pricing tends to vary more from one lender to another. If you bank with a large institution or have a private wealth relationship, ask about relationship pricing and loan terms.
Appraisals and valuation in Brentwood
Appraisals for high-end or unique homes can take longer and require a more detailed review of comparable sales. Be prepared for:
- Comparable scarcity. Unique architecture, major renovations, views, and larger lots can limit direct comps. Appraisers may make conservative adjustments or request additional sales data.
- Two-appraisal requests. For very high-value or complex properties, some lenders may ask for a second appraisal or a field review.
- Valuation drivers. Ocean or city views, lot size and privacy, quality of finish, landscaping, gated access, and architect or designer provenance can all influence value when supported by comps.
- Permits and condition. Unpermitted additions or significant deferred maintenance can affect the appraised value and lender acceptance.
On inspections, many buyers order a full suite: general home inspection, termite, roof, pool and equipment, and seismic or foundation assessments for older homes. If major repairs appear, your lender may require repair receipts, re-inspection, or credits structured in a lender-approved way.
Timeline from offer to keys
Planning ahead helps you avoid rush fees and last-minute surprises. A realistic schedule looks like this:
- Pre-qualification: A quick conversation and a basic review. Same day to a few days.
- Full pre-approval: Document collection and verification. For jumbos, allow up to 1 to 2 weeks after you submit everything.
- Appraisal and underwriting: From offer acceptance to clear-to-close, plan on 30 to 45 days. If the property is complex or needs extra appraisal work, 45 to 60 days is not unusual.
- Rate locks: Jumbo locks often run 45 to 60 days. Ask about lock extensions and float-down policies.
Closing costs to plan for
Your escrow officer and lender will give you a detailed estimate, but typical items include:
- Lender fees, appraisal, and credit report
- Title insurance and escrow fees
- Recording and transfer taxes within the City of Los Angeles
- Prepaid interest, property taxes, and insurance
- HOA dues and any move-in or transfer fees for condos or gated communities
Because loan amounts are higher, some costs scale accordingly, such as title insurance premiums. In California, property taxes are reassessed at closing and you may receive supplemental tax bills after you move in.
Brentwood jumbo buyer checklist
Gather these items early to speed up pre-approval and underwriting:
- Two or more months of statements for checking, savings, and brokerage accounts
- Two to three years of tax returns, plus W-2s and 1099s as applicable
- Recent pay stubs or, for self-employed buyers, business returns and a current profit-and-loss statement
- Documentation for bonuses, RSUs, or stock compensation if used to qualify
- Retirement account statements and terms for withdrawals or penalties
- A list of other real estate holdings with mortgage statements and leases, if any
- Evidence of down payment funds and any gift letters
- HOA documents and current dues, if applicable
- Government-issued ID and Social Security number for verification
Lender shopping tips for West LA
A little comparison goes a long way with jumbos. Consider speaking with a mix of lender types:
- Large national banks and private wealth divisions for portfolio flexibility
- Local community banks and credit unions that understand the Westside
- Mortgage brokers who can access multiple jumbo investors and products
Ask each lender about down payment options, reserve requirements, how they treat RSUs or bonuses, whether they service the loan, and what lock terms they offer. Request a written pre-approval letter that clearly states your qualified loan amount and any conditions. Sellers in Brentwood often value strong, detailed pre-approvals.
How your agent keeps the deal on track
In a market of custom homes and nuanced valuations, you want an agent who knows the terrain. Your agent should:
- Set realistic timelines in your offer to allow for appraisal and inspections
- Flag permit and scope-of-work questions that can affect value and lender acceptance
- Coordinate with escrow on HOA, title, and tax items so underwriting is smooth
- Negotiate credits or repairs in a way that aligns with lender guidelines
When you combine thorough preparation with local expertise, jumbo financing in Brentwood becomes a clear, manageable process.
Ready to explore properties or talk through your financing plan? Book a private consultation with Isabelle Mizrahi and Coleman Eisner to map your next steps with confidence.
FAQs
What makes a mortgage a jumbo in Los Angeles County?
- A jumbo loan exceeds the FHFA’s conforming loan limit, which changes annually; Los Angeles County is typically high-cost, so confirm the current limit with your lender.
Can I buy in Brentwood with 10 percent down using a jumbo?
- Sometimes, through portfolio lenders or special programs; expect tighter credit and reserve requirements and potentially higher pricing.
How many months of reserves do jumbo lenders require?
- Many look for 6 to 12 months of total mortgage payments in reserves, with higher amounts possible for larger loans or more complex profiles.
How long do jumbo loans take to close compared to conforming?
- Plan on 30 to 45 days for many files and 45 to 60 days for complex properties or income structures, which can be longer than conforming loans.
Will bonuses, commissions, or RSUs count as income for a jumbo?
- Often yes if you can document a stable two-year history and the income is likely to continue under lender guidelines.
Do Brentwood homes ever require two appraisals for a jumbo loan?
- Yes, for very high-value or complex properties, some lenders may request a second appraisal or a review, which can add time.
Do HOA dues and special assessments affect jumbo underwriting?
- Yes, lenders include HOA dues in your DTI and often review HOA financials to confirm there are no pending special assessments that could affect risk.
