Los Angeles County’s 2026 conforming loan limit sits at the statutory high-cost ceiling of $1,249,125. Across much of the city, where the median sale price runs close to $1 million to $1.15 million, that ceiling still leaves meaningful room within conventional financing. But move into Westside neighborhoods like Brentwood, where the median list price is near $3.3 million, or Pacific Palisades, averaging close to $3.8 million, and Jumbo financing becomes the only realistic path.
I underwrite Jumbo loans for Los Angeles buyers with an understanding of how this market’s income actually works: entertainment-industry compensation paid through loan-out corporations and residuals, aerospace and engineering salaries tied to the South Bay’s defense and space sector, and RSU or equity income from Silicon Beach tech employers in Playa Vista and Venice.
A Jumbo mortgage is any loan amount above Los Angeles County’s conforming limit of $1,249,125, placing it outside Fannie Mae and Freddie Mac purchasing guidelines. Because LA County already sits at the FHFA’s high-cost ceiling, Jumbo financing here begins at the same threshold as the most expensive counties in the nation — a threshold that a large share of Westside purchases exceed by a wide margin.
Key Features:
Loan amounts above $1,249,125 for a single-family home in Los Angeles County
Down payments typically starting around 10-20%, depending on loan amount and property type
Credit score requirements generally starting at 700, often higher for larger loan amounts
Underwriting that can incorporate entertainment-industry loan-out income, RSU vesting, and equity compensation
Financing available for existing homes, condos, and new construction in developments like Playa Vista
For Los Angeles purchases between roughly $1.25 million and $3 million, covering a meaningful share of Westside condos and homes in neighborhoods like Hancock Park and parts of Brentwood.
For financing above $3 million, common in Bel Air, Holmby Hills, and Pacific Palisades, where estate-level properties and complex entertainment or executive income require more flexible underwriting. Full detail is available on our Super-Jumbo Mortgage Loans page.
For physicians affiliated with Cedars-Sinai Medical Center or Ronald Reagan UCLA Medical Center who need Jumbo-level financing with the reduced down payment structure of a physician loan.
Bel Air
Home to some of the city's largest estates, including record-setting "giga-mansions," with median sale prices that have ranged from roughly $3.1 million to over $7.6 million in recent reporting depending on the specific sales mix; note that roughly a fifth of Bel Air properties carry meaningful flood risk, a factor in insurance and underwriting.
Holmby Hills
A small, extremely high-value enclave with one of the highest concentrations of $100 million-plus estates in the country, including internationally known properties.
Brentwood
An established Westside neighborhood with a median list price near $3.3 million, offering somewhat more accessible entry into LA's upper tier than Bel Air or Holmby Hills.
Pacific Palisades
A coastal enclave with an average home value near $3.8 million, prized for its combination of ocean proximity and quieter, more residential character.
Hancock Park
A historic district known for 1920s-era mansions and broad, tree-lined streets, offering old-Hollywood character at a somewhat different price tier than the Westside estate neighborhoods.jumbo financing is routinely required even for mid-range purchases in the neighborhood.
Jumbo underwriting built around LA County's high-cost conforming ceiling and its wide range of neighborhood price points
Experience documenting entertainment-industry loan-out income, RSU vesting, and equity compensation
Direct communication throughout your file — no call-center handoffs
Familiarity with LA's condo and new-construction approval processes, including Playa Vista
Competitive Jumbo pricing sourced across multiple investor programs
Confidential pre-approval conversations before you make an offer
Ryan Lehrman, NMLS #235295
Credit profile: Generally a 700+ credit score, with stronger pricing available above 740
Down payment: Typically 10-20%, varying by loan amount and property type
Income documentation: Two years of tax returns, current pay stubs, and — for loan-out corporation, RSU, or equity income — corporate tax filings, vesting schedules, and award history
Reserves: Lenders commonly require 6-12 months of mortgage payments in liquid reserves for LA's larger Jumbo loans
Initial consultation — We review your income structure, target neighborhoods, and loan amount to identify the right Jumbo program.
Documentation and pre-approval — We assemble your income, asset, and credit documentation, including loan-out corporation or equity history if applicable.
Property identification —You shop with a strong pre-approval letter across whichever part of the city fits your search, whether that's the Westside estate neighborhoods or a Playa Vista condo.
Underwriting and appraisal — We coordinate appraisal and underwriting with attention to LA-specific property types and neighborhood pricing variance.
Closing — We finalize your Jumbo financing and get you to the closing table on your timeline.
It depends heavily on which part of the city you're buying into — a Brentwood purchase near the neighborhood's $3.3 million median requires substantially more qualifying income than a Jumbo purchase just above the $1,249,125 conforming line. I can review your specific numbers and target neighborhood to tell you what loan amount your income supports.
Yes. Lenders generally want two years of tax returns showing the loan-out corporation's income and evidence of continued work in the industry. I structure this regularly for LA borrowers in film, television, and music production.
Not always. Some Jumbo programs allow down payments as low as 10%, depending on loan amount, credit profile, and reserves. Higher loan amounts in Bel Air or Holmby Hills's Super-Jumbo territory typically require larger down payments.
Ready to finance your upper-tier Los Angeles property? Schedule a confidential consultation today.
Originally from Harrisburg, Pennsylvania, I moved to Phoenix to attend Arizona State University and have proudly called Phoenix home ever since.
My journey into the mortgage industry began with a friend’s encouragement, who saw how my energy and people-first mindset could make a difference. He was right — I found my calling.
I’ve always embraced what makes me different. With ADHD as my secret weapon, I thrive in fast-paced, detail-heavy environments. I’ve built my career on clear communication, creative problem-solving, and putting clients first, always.
Outside of work, my greatest motivation is my wife and three amazing kids. I’d be honored to help guide you through your lending journey with care, clarity, and commitment.
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Our website address is: https://loansbylehrman.com/
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