What actually changes at this size
Fewer lenders participate, and the ones that do usually keep the loan on their own books. That makes the guidelines less standardised and the presentation of the file far more important than it is on a conventional loan.
Scenarios at this level often involve business ownership, equity compensation, trusts, multiple properties, or income that arrives irregularly. None of that is a problem in itself — it just needs to be documented in the way a particular lender expects to see it.
Common documentation routes
- Full documentation using personal and business tax returns
- Bank statement review where returns understate business cash flow
- Asset-based documentation using liquid holdings rather than monthly income
- Blends, where different sources are documented in different ways within the same file
Property considerations
Estates, acreage, coastal properties, and homes with limited comparable sales usually involve deeper appraisal review. Identifying that at the outset avoids surprises later in the transaction.
Who this tends to fit
- Business owners and executives with complex compensation
- Buyers of estate, coastal, or limited-comparable California properties
- Borrowers holding substantial documented assets relative to monthly income
- Owners restructuring an existing large mortgage
Tradeoffs to weigh
- A smaller pool of lenders, each with its own guidelines
- Reserve and documentation expectations are generally more substantial
- Appraisal review can be more involved on unique properties
- Structure matters as much as the numbers, so early conversation helps
Documents commonly reviewed
- Personal and business tax returns, or the alternative documentation your scenario calls for
- Statements for liquid, brokerage, and eligible retirement accounts
- Entity or trust documentation where ownership is held that way
- Details on other properties owned and their financing
Nothing on this page is a credit decision or an offer of credit. Program availability, terms, and eligibility are determined by the lender after a complete review.