Jumbo mortgages: Low rates, strict terms

Borrowers who need large home loans will find an increasing number of lenders willing to offer jumbo mortgages. They’ll also find low rates. But the qualification requirements remain stringent.

A jumbo loan is a mortgage for more than the conforming limit set by Fannie Mae and Freddie Mac. In most counties, any mortgage of more than $417,000 is a jumbo loan. In counties with high home prices, the conforming limit is higher — up to $625,500. In other places, the limit is between.

Lower jumbo rates

Many lenders and investors who buy jumbo loans from lenders had pulled back from the jumbo market after the 2008 financial crisis. But they’ve slowly returned, says David Adamo, CEO of Luxury Mortgage in Stamford, Connecticut.

“That demand in the secondary market translates into very good rates for borrowers,” Adamo said.

Historically, the interest rate on jumbo loans usually has been higher than the rate on mortgages that fall within Fannie and Freddie limits. But that has changed, and now there is little difference.

Qualifying for a jumbo mortgage

While it may have gotten cheaper to get a jumbo loan, the requirements to get a jumbo mortgage remain strict.

“Qualifying for a jumbo loan is still very tricky,” said Mathew Carson, a mortgage broker at First Capital Group Inc. in San Francisco.

In a high-cost area such as San Francisco, borrowers who need jumbo mortgages aren’t necessarily wealthy. They are middle-income families and even first-time homebuyers.

But if you need a jumbo mortgage, don’t get discouraged — unless you have bad credit.

“Though the barrier of entry for any loan has been raised from the ‘stated-income’ days, quality borrowers will not find it difficult to secure a jumbo loan,” said James Campanella, chief operations officer for City National Bank of Florida based in Miami.

In the eyes of jumbo lenders, a quality borrower is someone with sterling credit, sufficient income, assets and not too much debt.

Most lenders require a minimum credit score of 720 for jumbo mortgages, says Jason Auerbach, former division manager for First Choice Loan Services in New York City, and now a wealth management loan officer for Bank of America. But a few accept lower scores.

Campanella says City National accepts scores as low as 660 depending on the size of the mortgage.

The bank lends up to 80 percent of the home’s value, which is the limit on what most jumbo lenders are willing to lend.

For multimillion dollar homes, lenders generally ask for down payments of 25 percent to 40 percent.