— ABOUT PRIMEJUMBO

PrimeJumbo™ is Pacific Home Loans’ prime-tier jumbo mortgage – a full-documentation loan designed for well-qualified buyers financing luxury and high-value real estate above applicable conforming loan limits. It is the first program we consider for every high-value transaction because it typically offers the best available pricing for borrowers whose income documentation, credit profile, and reserve position qualify at the prime tier.

A jumbo loan is any mortgage with a loan amount exceeding the conforming loan limits established annually by the Federal Housing Finance Agency for the subject property’s county. In the high-cost and luxury markets Pacific Home Loans serves – Hawaii’s resort communities, California’s coastal markets, Colorado’s mountain counties, and destination markets across all licensed states – jumbo financing is a routine component of the purchase and refinance landscape.

PrimeJumbo™ is available for primary residences, second homes, and eligible investment properties, in both fully amortizing and interest-only ARM structures, on loan amounts up to $10,000,000.

→ Jumbo Loans
→ Portfolio Loans & Flexible Financing Solutions

— WHERE IT FITS

Pacific Home Loans structures every high-value financing inquiry through a tiered capital platform. PrimeJumbo™ occupies the prime tier – the best-priced, cleanest execution available – and every high-value transaction begins there. When a scenario requires greater flexibility than the prime tier can accommodate, we move to the appropriate program rather than declining the transaction.

Agency Financing
Conventional, FHA, VA, and traditional jumbo programs for borrowers and properties meeting standard guidelines
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PrimeJumbo™
Non-warrantable condo and vacation rental condo financing for resort-style condominium projects
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Non-QM Platform
Alternative documentation qualification for self-employed, investor, and high-net-worth borrowers – bank statement, DSCR, asset-based, 1099, and foreign national programs.
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Portfolio Lending
In-house funded solutions for the highest-value and most complex transactions — loan amounts up to $30,000,000, pledged asset strategies, and advanced structuring flexibility.

→ Non-QM Mortgage Programs
→ Portfolio Loans & Flexible Financing Solutions

Call today to get started!

— PROGRAM STRUCTURES

PrimeJumbo™ is available in two distinct payment structures, each designed for a specific borrower profile and hold strategy. Both structures are available for primary residences, second homes, and investment properties on loan amounts up to $10,000,000.

The fully amortizing structure applies principal and interest payments from day one, building equity on a defined schedule throughout the loan term. It is appropriate for buyers who prioritize long-term equity accumulation, payment predictability, and straightforward loan structure.

Available Terms
Fixed rate: 10, 15, 20, 25, and 30-year terms
Adjustable rate: 5/6, 7/6, and 10/6 SOFR ARM structures

Loan Amounts
Up to $10,000,000, subject to underwriting approval and applicable LTV requirements.

Occupancy
Primary residences, second homes, and investment properties.

The interest-only ARM structure provides ten years of interest-only payments followed by twenty years of fully amortizing principal and interest payments. Borrowers qualify on the fully amortizing payment over the 20-year amortization period, satisfying ability-to-repay requirements. This structure reduces required monthly cash outlay during the initial period and provides payment flexibility for cash-flow-focused buyers and investors managing higher-value assets.

Available Terms

• 5/6, 7/6, and 10/6 SOFR ARM – 30-year total term (10 years interest-only/20 years fully amortizing)

Loan Amounts
From one dollar above the applicable conforming limit up to $10,000,000, subject to underwriting approval and applicable LTV requirements.

Occupancy
Primary residences, second homes, and investment properties.

— BORROWER PROFILE

PrimeJumbo™ is structured for well-qualified buyers who present full income documentation, strong credit profiles, and adequate reserves – and who are financing luxury or high-value real estate above conforming loan limits.

The program is most commonly applied for the following borrower and transaction profiles:

• Buyers of luxury primary residences in high-cost markets where loan amounts routinely exceed conforming limits
• Second home and vacation property purchasers in resort communities, coastal markets, and mountain destinations
• Investment property buyers with strong credit, documented income, and substantial reserve positions
• Borrowers with W-2, salary, or other fully documentable income who qualify at the prime documentation tier
• Buyers requiring loan amounts above conforming limits up to $10,000,000
• Cash-flow-focused buyers and investors for whom the interest-only ARM structure’s reduced initial payment serves a defined financial strategy

PrimeJumbo™ is not the appropriate program for borrowers whose income is primarily self-employed, commission-based, or non-traditional in a way that limits full documentation. For those profiles, Non-QM programs provide structured alternative qualification methodologies.

— RATE AND STRUCTURE CONSIDERATIONS

The choice between the amortizing and interest-only structures is determined by the borrower’s cash flow objectives, hold strategy, and financial planning priorities.
The Amortizing Structure Is Generally Appropriate When:

• The borrower’s priority is equity accumulation from day one and payment simplicity over the full loan term
• The property is a primary residence and long-term payment predictability is a primary objective
• The borrower intends to hold the property for an extended period without a defined exit or refinance timeline
• The investment return strategy does not require optimizing monthly cash flow during the initial loan period

The Interest-Only ARM Structure May Be Appropriate When:

• The borrower has a defined holding period or refinance plan that falls within or near the initial fixed and interest-only period
• Optimizing monthly cash flow during the initial period serves a specific financial planning objective – capital deployment, investment allocation, or debt management
• The property is a second home or investment property where cash-flow efficiency during the hold period is a primary consideration
• The borrower understands and has evaluated the payment adjustment that will occur when both the fixed rate period and the interest-only period expire

Evaluation of both structures – including the payment at each transition point under the interest-only ARM – is a standard component of the PrimeJumbo pre-approval consultation.

→ Fixed Rate Mortgage
→ Adjustable Rate Mortgage

— WHEN PRIMEJUMBO™ ISN’T THE FIT

PrimeJumbo is the first program we consider for high-value transactions, but it is not the right fit for every scenario. When the transaction requires more flexibility than the prime tier can accommodate, Pacific Home Loans has a full ladder of programs to evaluate.

Non-QM Jumbo
For borrowers whose income is self-employed, commission-based, investor-driven, or otherwise non-traditional, Non-QM jumbo programs provide structured alternative documentation qualification — including bank statement analysis, DSCR investment property qualification, asset-based lending, and 1099 income programs – at jumbo loan amounts.
→ Non-QM Mortgage Programs

Portfolio Jumbo – Up to $30,000,000
For transactions requiring loan amounts above $10,000,000, advanced structuring flexibility, pledged asset strategies, cross-collateralization, or qualification approaches that no investor program can accommodate, portfolio lending provides in-house capital at the highest available loan amounts.
→ Portfolio Loans & Flexible Financing Solutions

Private Money and Bridge Financing
For time-sensitive acquisitions, renovation projects prior to permanent financing, or transitional scenarios requiring rapid execution, private money provides short-term asset-backed capital structured around a defined exit into permanent financing.
→ Private Money Loans

Full Jumbo Program Overview
For a complete reference of all jumbo and high-value financing options available through Pacific Home Loans:
→ Jumbo Loans

— COMMON QUESTIONS