Loan Program
High-Value Homes Deserve More Than a Cookie-Cutter Loan.
Above the conforming limit, guidelines stop being standardized and start being negotiable. That is an advantage if your lender knows which investors will look at your file — 5% down, no mortgage insurance, and asset-based qualifying are all on the table.
Jumbo Loans: What You Need to Know
Jumbo loans are not government-backed, which means every investor writes their own guidelines. That is why one lender tells you 20% down is mandatory and another approves 5%. My value here is knowing which door to knock on for your specific profile — restricted stock, K-1 income, large asset balances, or a complex compensation structure.
Who This Is For
- Buyers purchasing above the 2025 conforming limit of $806,500 in most Texas counties
- Executives with bonus, RSU, or deferred compensation income that standard underwriting mishandles
- Physicians, attorneys, and business owners with strong assets and non-traditional income timing
- Buyers who have significant assets but want to keep them invested rather than liquidate for a down payment
- Relocating buyers moving into Austin, Georgetown, Lake Travis, and Hill Country luxury markets
How It Works
Your Jumbo Loans Roadmap
No mystery steps, no waiting a week to hear back. Here is exactly how the process runs from first call to closing table.
- 1
Profile and asset review
We map your full financial picture — income sources, equity compensation, liquid assets, and existing obligations — before touching an application, because that determines which investors fit.
- 2
Match the file to the right investor
Jumbo guidelines vary widely. I place your scenario with the lender whose guidelines match your strengths instead of forcing your file into a box that penalizes them.
- 3
Preapproval with documentation depth
Jumbo underwriting looks closely at reserves, so we assemble a complete asset picture up front. Strong jumbo preapprovals win competitive luxury listings.
- 4
Appraisal, review, and close
Higher loan amounts often require two appraisals or a desk review. I set that expectation on day one so the timeline is realistic and your contract dates are achievable.
Key Benefits
Why Borrowers Choose This Program
Down payments starting at 5%
Qualified borrowers can access jumbo financing with 5% or 10% down instead of the 20% most people assume is required. On a $1.2 million purchase, that is hundreds of thousands of dollars that stay invested.
No monthly mortgage insurance
Several jumbo structures avoid mortgage insurance entirely even below 20% down, either through lender-paid structures or investor guidelines that simply do not require it.
Asset depletion qualifying
If your wealth is in accounts rather than a W-2, asset depletion converts your liquid holdings into qualifying income. Retired borrowers and buyers between ventures use this constantly.
Interest-only and portfolio flexibility
Interest-only periods, portfolio retention, and non-warrantable condo approvals are available in the jumbo space in ways they simply are not in conforming lending.
Structures Available
Four Ways to Finance Above the Conforming Limit
Jumbo guidelines are set by individual investors rather than by Fannie Mae or Freddie Mac, which is why the same borrower gets four different answers from four different lenders.
| Structure | Best for | Typical down payment | Notes |
|---|---|---|---|
| Standard full-doc jumbo | W-2 executives and salaried professionals | 10%–20% | Sharpest pricing, strictest documentation and reserve requirements. |
| Low-down jumbo | High earners early in wealth accumulation | 5%–10% | Available to strong credit profiles; no monthly MI on many structures. |
| Asset depletion jumbo | Retirees, founders, and borrowers between liquidity events | 20%–30% | Qualifying income derived from liquid assets rather than employment. |
| Bank statement jumbo | Business owners with significant write-offs | 15%–25% | 12 or 24 months of deposits establish income instead of tax returns. |
Down payment ranges are typical rather than guaranteed. Final terms depend on credit, reserves, property type, and full underwriting approval.
At a Glance
The Numbers, Plainly
Guidelines shown are general and current as of publication. Program availability varies by state, property, and borrower eligibility, and all loans are subject to full underwriting approval.
- Loan amount
- Above $806,500 in most Texas counties, up to $3M+ depending on program
- Minimum down payment
- 5% for eligible borrowers, 10%–20% standard
- Typical credit score
- 700+, with the strongest pricing at 760+
- Debt-to-income
- Generally 43%, with exceptions for high reserves
- Reserves
- Typically 6–12 months of payments, varies by investor
- Mortgage insurance
- Avoidable on most structures, including some below 20% down
Myths & Misconceptions
Things People Believe That Cost Them Money
Jumbo loans always require 20% down.
That is the default assumption, not a rule. 5%- and 10%-down jumbo programs exist for borrowers with strong credit and reserves. The lender who told you otherwise simply did not have the program.
Jumbo rates are always much higher.
Jumbo pricing frequently lands close to conforming, and occasionally better, because these loans are held in portfolio by banks competing for high-value relationships.
You need years of W-2 income to qualify.
Asset depletion, bank statement, and P&L programs all exist in the jumbo space. What you need is documentable financial strength, not a specific pay structure.
Client Experience
“The best mortgage experience we have ever had.”
Move-Up Buyer
Georgetown, TX
Testimonials reflect individual experiences. Results vary and are not a guarantee of future outcomes.
Not sure this is your program?
That is what the free strategy call is for. Twenty minutes, no obligation, and you leave knowing which financing path actually fits your situation.
Book a Free Strategy CallQuestions
Jumbo Loans FAQs
For 2025, any loan above $806,500 on a one-unit property is jumbo in most Texas counties. A handful of higher-cost counties nationwide have elevated limits, but the standard limit applies throughout the Austin and Georgetown area.
Yes, for borrowers with strong credit, documented reserves, and a clean profile. The programs exist and I place them regularly. Eligibility varies by investor and is subject to full underwriting.
Rather than using employment income, the lender divides a portion of your qualified liquid assets over a set number of months to create a monthly income figure for underwriting. It is ideal for retirees, founders between liquidity events, and borrowers whose W-2 does not reflect their financial strength.
Slightly, typically 30 to 40 days, mostly because of appraisal requirements on high-value properties. Setting realistic contract dates from the start is the way to avoid extension requests.
Yes. Jumbo financing covers primary residences, second homes, and in some cases investment properties. Down payment and reserve requirements step up for non-primary occupancy.
Let’s Solve Your Mortgage Situation.
Apply online in about 12 minutes, or grab a free 20-minute strategy call. Either way, you’ll leave knowing more than you do right now.