San Jose wholesalers, transactional funding for the A-to-B leg.
For wholesalers and assignment deals, we fund the A-to-B leg so you can close the B-to-C. Up to 100% of the purchase price, flat-fee pricing, no appraisal or credit check, with funding typically same-day since the loan is repaid from the simultaneous resale. San Jose is one of only three cities in Santa Clara County that charge a city transfer tax, so a double close there costs more to run than the same deal in Santa Clara or Milpitas. Business-purpose only, and every structure is set in underwriting.
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
Funding is typically same-day with flat-fee pricing and no appraisal or credit check, since the loan is repaid from the simultaneous resale. Bring us the closing docs and we handle the rest.
*Typical terms, subject to underwriting and market conditions.
Local FAQ
Transactional Funding in San Jose, answered.
Do I need a real estate license to wholesale a San Jose deal?
Assigning your own equitable interest in a contract is generally treated as acting for yourself, not for another, so it stays outside the license requirement, but marketing the property itself is a different question. California has no wholesaling-specific statute. The governing law is the broker-license definition itself: acting for another or others, for compensation, in selling real estate or negotiating loans requires a DRE license under Business and Professions Code section 10131. Industry sources read that to mean assigning your own contract is unlicensed-lawful, while advertising the property rather than the contract can cross into brokerage, but no DRE guidance document confirms that line. Have a California real estate attorney review your contract and marketing before you rely on it.
Does the transfer-tax math change if I wholesale in Palo Alto or Mountain View instead of San Jose?
Palo Alto runs the same combined rate as San Jose; Mountain View can run far higher above $6 million. San Jose, Palo Alto, and Mountain View are the only three Santa Clara County cities that charge a city conveyance tax on top of the county's. Palo Alto's combined rate is $4.40 per $1,000, the same as San Jose's base rate. Mountain View is also $4.40 per $1,000 up to a $6 million sale, but above $6 million its city rate jumps to $15.00 per $1,000, for a combined $16.10 per $1,000, or 1.61%, a rate almost no out-of-area buyer prices in. On a double close, that means a high-value Mountain View deal can cost meaningfully more in transfer tax than the identical price point in San Jose or Palo Alto, and everywhere else in the county, including Santa Clara, Sunnyvale, and Milpitas, stays at the county's own $1.10 per $1,000. Run the actual city and price point before you assume the tax load transfers evenly across a multi-city pipeline.
What does a San Jose double close cost in transfer tax that a Santa Clara or Milpitas deal doesn't?
Roughly four times as much per leg, because San Jose is one of only three cities in Santa Clara County that charges a city conveyance tax on top of the county's. Every deed recorded inside San Jose city limits pays the city's conveyance tax of $3.30 per $1,000 of price plus the county's $1.10 per $1,000, a combined $4.40 per $1,000. On a $1.4 million A-to-B-to-C double close, that runs roughly $12,300 in transfer taxes across the two legs, against roughly $3,100 for the identical deal in Santa Clara, Sunnyvale, or Milpitas, where the combined rate is $1.10 per $1,000. That gap is a real reason to prefer an assignment over a double close inside San Jose city limits, and a real reason a Santa Clara or Milpitas deal is cheaper to structure. We fund the A-to-B leg either way; which structure fits your contract is a question for your title company and attorney.
Can I run a San Jose deal through an LLC to avoid Measure E?
No. San Jose's transfer tax ordinance is written to catch that. SJMC 4.59.020(D) reaches any acquisition or transfer of ownership interests in a legal entity that would be a change of ownership of the entity's real property under California Revenue and Taxation Code section 64, so an entity-level transfer of a San Jose property doesn't sidestep Measure E. Build the transfer tax into your numbers on both legs of a San Jose double close regardless of how title is held, and take how to hold title on a specific deal to your own attorney and CPA.
Who handles closing on a San Jose double close, and do I need an attorney at the table?
No attorney is required. California is an escrow state, and in Northern California a title insurance company typically runs the escrow. Licensed escrow companies and title companies handle closings; independent escrow companies are licensed by the DFPI under the Escrow Law, while escrows controlled by a broker, attorney, or title insurer operate under their own regulator's exemption. San Jose-specific title and escrow norms for a double close, such as who customarily pays the city conveyance tax between buyer and seller, are not something we could confirm from a primary source, so confirm the split and the closing mechanics with your title company before you set a date.
What do I actually need to bring to a San Jose double close?
Not the purchase price. We fund up to 100% of it. Transactional funding covers the A-to-B leg and is repaid out of the simultaneous B-to-C close, priced as a flat fee rather than a rate, over days, not weeks. What you do need to bring is the closing cost stack, and in San Jose that stack is heavier than in most of the county: a deed recorded inside city limits pays a combined $4.40 per $1,000 below Measure E's $2,300,000 threshold, so a $1.4 million double close runs roughly $12,300 in transfer taxes across the two legs. Subject to underwriting.
Can a first-time San Jose wholesaler use transactional funding?
Yes. There is no credit check and no appraisal on this program. We are funding a same-day round trip, not a hold, so the file turns on whether the B-to-C buyer and their funds are real and whether both legs can close simultaneously, not on your score or your deal count. That puts the weight on your contract and your title company instead of your credit file. Confirm the San Jose escrow and closing mechanics with that title company before you set a date, since the closing side is where these deals actually break. Subject to underwriting.
More Transactional Funding questions, answered on the program 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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