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San Jose Hard Money and Investor Loans

San Jose layers its own rent and transfer rules on top of state law.

USA Mortgage funds investors across San Jose. The San Jose metro carries the highest entry basis in the country. Population, housing, and rent growth cluster in Santa Clara, Sunnyvale, and Mountain View. Every loan is business-purpose only, subject to underwriting.

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You hear the decision from the people who underwrote your deal.

The most expensive entry basis in the country

The San Jose metro's home values run higher than any other metro in the country, which shapes every deal here toward a larger loan size and a bigger rehab or construction budget than the same program funds elsewhere.

Employers and rent growth cluster away from the core

The county's biggest employers sit in Santa Clara, Sunnyvale, Mountain View, and Cupertino, not the city of San Jose itself, and the job-center cities are running some of the fastest rent growth in the county. The core city carries its own layer of complexity: its own rent ordinance, its own Measure E transfer tax, and a business tax on rental units.

One county, one rate book, but the parcel decides the bill

Santa Clara County runs over 800 tax rate areas, and San Jose alone has 204 of them, so two parcels a few blocks apart can carry meaningfully different tax rates. Pull the tax rate area for the exact parcel before underwriting a San Jose deal, not a countywide average.

Loan programs in San Jose

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in San JoseRental / DSCR in San JoseGround-Up Construction in San JoseCRE Bridge in San JoseTransactional Funding in San JoseBank Statement / No-Doc in San JoseConventional Investment in San JosePortfolio Loans in San JoseCRE Permanent in San JoseSBA Financing in San Jose

San Jose lending questions

Do you lend across the whole San Jose metro, not just the city?
Yes, across Santa Clara County. We fund deals in San Jose, Santa Clara, Sunnyvale, Mountain View, Milpitas, Campbell, Morgan Hill, and Gilroy. We're headquartered in Bee Cave, Texas, and every loan is business-purpose only, on investment property, with terms subject to underwriting. See how we lend across California or talk to us.
Does San Jose have rent control, or is it just state law?
San Jose runs its own rent ordinance, and it is tighter than the state cap. The Apartment Rent Ordinance covers apartments of three or more units built and occupied before September 7, 1979, roughly 38,000 units citywide, and limits increases to one 5% increase in any 12-month period, with vacancy decontrol as the reset. Single-family homes, duplexes, condos, and any apartment first rented after September 7, 1979 fall outside it and fall back to state law instead. Talk to your own advisors about how this applies to a specific unit. See the DSCR program. Subject to underwriting.
Are there local transfer taxes on top of the county rate in San Jose?
Yes, and San Jose is one of only three cities in the county that charge one. San Jose adds a city conveyance tax of $1.65 per $500 of price on top of the county's $0.55 per $500, and the city's Measure E tax layers on above a $2,300,000 threshold, at rates from 0.75% to 1.5% of the full price. The other cities in the county, aside from Palo Alto and Mountain View, sit at the base county-only rate. Court-ordered foreclosure transfers and deeds in lieu of foreclosure are exempt from Measure E. Talk to your own advisors about a specific closing. See the bridge loan program. Subject to underwriting.
What decides my property tax bill in Santa Clara County?
Which of San Jose's 204 tax rate areas your parcel sits in, not the county average. A purchase resets the assessed value to what you paid, and San Jose's tax rate areas run from about 1.14% to 1.31% of assessed value before the countywide water district line, driven mostly by school and community college district bonds. The county also issues a supplemental tax bill on every change of ownership, in addition to the regular secured bill. Talk to your CPA about your own parcel. See the DSCR program. Subject to underwriting.
Why does San Jose feel so tight on rental yield?
Values have stayed flat while rents keep climbing, and no city in the county clears a 4% gross yield. That gap has been closing slowly as rents run well ahead of home values, but it means a purchase-money rental deal in Santa Clara County usually needs a larger down payment or an equity-recapture structure rather than a standard 20% down purchase. Gilroy and Morgan Hill run the highest gross yields in the county; the core job-center cities run the lowest. Subject to underwriting. See the DSCR program.
What is the smallest loan you will make in San Jose?
$100,000 on most programs. Fix and flip, DSCR and bank statement files all start at $100,000. SBA starts at $350,000, and portfolio loans start at $500,000 across five or more properties. In this metro the floors rarely bind, so the ceiling is usually the number worth checking first. Send us the address and we will tell you which program the deal fits. Subject to underwriting.
How much cash do I need to buy a San Jose investment property?
Roughly 10% to 25% of the purchase, depending on the program. Fix and flip funds up to 90% of the purchase price and up to 100% of rehab, so about 10% down. DSCR and conventional run up to 80% LTV: on a $1,400,000 San Jose purchase that is $1,120,000 from us and $280,000 from you (1,400,000 x 80% = 1,120,000). Because no city in Santa Clara County clears a 4% gross yield, a rental purchase here usually needs more than the minimum. Subject to underwriting.
Which San Jose programs have a minimum credit score?
Three of them do, and the asset-based programs do not. DSCR and bank statement start at 640, conventional investment at 580, and transactional funding has no credit check at all. On fix and flip, bridge and construction there is no minimum score. We run credit, but it carries far less weight than at a bank, and weaker credit is usually offset with lower leverage rather than a decline. There is no hard pull to start. Subject to underwriting.
Serving San Jose and nearby
Santa ClaraSunnyvaleMountain ViewMilpitasCampbellMorgan HillGilroy
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-22.

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