Granite Bay is the luxury home market of the Sacramento metro. Median prices typically exceed $1.2M. I help Granite Bay buyers navigate jumbo financing, conventional high-balance, VA (including for the higher-priced inventory where VA still applies), and Non-QM solutions for self-employed and high-net-worth borrowers.
Most Granite Bay transactions sit above the conforming high-balance limit. Jumbo financing requires 10-20% down typically, 720+ credit for best pricing, and 6-12 months of reserves. Asset documentation matters more than W-2 income for many high-net-worth Granite Bay buyers.
Many Granite Bay buyers have substantial liquid assets but lower current taxable income (retirees, post-exit founders, business owners with significant write-offs). Asset depletion underwriting calculates qualifying income from assets divided over 180-360 months. Combined with whatever current income exists, it often unlocks approval at price points conventional underwrite would reject.
Full-entitlement veterans face no VA loan limit. $0 down on a $1.4M Granite Bay home is mathematically possible. Funding fee considerations and reserve requirements still apply. We model the math against jumbo conventional with 20% down to find the best long-term cost.
Most jumbo programs want 700+. Best pricing typically at 740+. Some niche jumbo programs accept 680+ with larger down payment or reserves.
6-12 months PITIA is typical. Some programs require 12-24 months for the higher loan amounts.
Yes for some Non-QM jumbo programs. Useful for buyers planning a short hold or expecting a large liquidity event. Requires careful structuring.
Yes, through asset depletion, P&L-only Non-QM, or bank statement programs. Approval depends on the borrower's specific asset and income picture.
This page is for educational purposes only and is not a commitment to lend or guarantee of approval. Loan programs, rates, terms, and eligibility requirements are subject to change and depend on credit, income, property, occupancy, program guidelines, and other underwriting factors. Equal Housing Opportunity. PRMG Mortgage. NMLS 225375. Ken Clark Jr. NMLS #225375.
Certified Mortgage Advisor and Branch Manager at PRMG Mortgage (NMLS #75243). 28 years in mortgage lending. Specializes in FHA, VA, conventional, DPA, jumbo, Non-QM, renovation, and construction financing for buyers and investors in Sacramento, New Jersey, and 47 other states (NY excluded). Three-time Gold Award winner for Best Mortgage Company in Sacramento (2023, 2024, 2025). NMLS #225375.
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