How much down payment do you need to buy a home in Beverly Hills or the Hollywood Hills?

Because most homes here sell well above Los Angeles County's 2026 conforming limit of $1,249,125, you'll almost always need a jumbo loan, and jumbo loans set their own down payment rules. Competitive terms usually call for 20 to 30% down with a credit score of 740 or higher, though some programs allow 10% down on loans up to about $2 million for strong borrowers with solid cash reserves. On a $3.2 million home, that's roughly $320,000 to $960,000 down before closing costs.

If you're shopping in Beverly Hills or the Hollywood Hills, the down payment question rarely has a clean answer, and the reason is the loan itself. Most homes here sell far above the point where a standard mortgage stops and a jumbo loan begins. Once you cross into jumbo territory, the lender, not a national rule of thumb, decides how much cash you bring to the table.

Here's what that actually means for your budget.

WHY YOUR LOAN DECIDES YOUR DOWN PAYMENT

In 2026, Los Angeles County's conforming loan limit is $1,249,125 for a single-family home. Because LA is a high-cost county, that number sits well above the national baseline of $832,750. Loans between $832,750 and $1,249,125 are high-balance conforming loans, and anything above $1,249,125 is a jumbo loan.

Now look at the price points. Beverly Hills median sale prices in mid-2026 have run anywhere from about $3.2 million to north of $6 million depending on the source and the window, and the prized 90210 hillside and flats pockets routinely trade at $5 million and up. Hollywood Hills architectural and view homes land in the same luxury band.

At those prices, you are almost certainly financing with a jumbo loan. And jumbo loans do not follow the low-down-payment programs you may have read about for entry-level buyers. They set stricter terms because the lender is keeping more risk on its own books.

WHAT LENDERS ACTUALLY WANT DOWN

There's a range, and where you land inside it depends on your credit, your reserves, and the size of the loan.

• Most competitive jumbo programs expect 20 to 30% down for the best pricing.
• Some lenders will go to 10% down on loan amounts up to roughly $1.5 to $2 million, but they reserve those terms for borrowers with excellent credit and significant cash on hand.
• Minimum credit scores generally start around 700, with 720 preferred and 740 or higher unlocking the strongest rates.
• Scores as low as 680 can sometimes qualify with compensating factors like a larger down payment, deep reserves, or a strong overall asset position.

The pattern is consistent: the less you put down, the more the lender wants to see everywhere else, and the more you'll typically pay in rate.

One piece of good news. Unlike smaller loans, jumbo financing usually does not carry private mortgage insurance, even when you put down less than 20%. Lenders build that risk into the rate and the qualification standards instead, which is part of why the credit and reserve bar is higher.

There's also more than one way to qualify at this level. Many luxury buyers in Beverly Hills and the Hollywood Hills have plenty of assets but irregular or complex income, so lenders offer asset-based programs that qualify you on your holdings rather than a W-2. Portfolio and private-bank loans, gift funds toward the down payment, and pledging investment accounts instead of liquidating them are all common tools here. The right structure can mean the difference between putting down 30% in cash and keeping that money invested while still closing the deal.

THE REAL NUMBERS ON A HILLS OR FLATS PURCHASE

Abstract percentages don't help much when you're trying to plan. Here's what the down payment looks like in dollars at a few realistic price points.

• On a $3.2 million home: 10% is $320,000, 20% is $640,000, and 30% is $960,000.
• On a $4.4 million home: 20% is $880,000, and 30% is $1,320,000.
• On a $6 million home: 20% is $1,200,000, and 30% is $1,800,000.

Those figures are the down payment alone. They do not include closing costs, which on a purchase in this range typically add another 2 to 4% of the price, or the cash reserves your lender will require to be sitting in the bank after you close.

The size of your down payment does more than clear the lender's minimum. It moves your rate and your monthly payment too. Put more down and your loan balance shrinks, your loan-to-value improves, and you often earn a better rate, which compounds over the life of a multimillion-dollar mortgage. Put less down and you keep cash working elsewhere, but you accept a higher balance and usually a higher rate. On a $3.2 million home, the gap between 20% and 30% down is $320,000 in cash, and that money can either sit in your equity or stay in your portfolio. Neither choice is automatically right.

Your specific number depends on the property, the loan structure, and how you're positioned as a borrower, and that's exactly where a lender conversation early in the process changes everything.

CASH RESERVES: THE COST NOBODY WARNS YOU ABOUT

The reserve requirement is the line item that surprises the most Beverly Hills and Hollywood Hills buyers.

On top of your down payment and closing costs, jumbo lenders commonly want to see 6 to 12 months of mortgage payments in liquid reserves after closing, and on super jumbo loans above roughly $3 million, they may ask for more. On a home with a $20,000 monthly payment, that can mean $120,000 to $240,000 that has to stay parked and provable.

This is why two buyers with the same purchase price can face very different cash requirements. The one with more months of reserves and a higher score can often negotiate a smaller down payment or a better rate. The one who stretched to hit the purchase price with nothing left over gets pushed toward a larger down payment to offset the risk.

Reserves also have to be the right kind of money. Lenders count liquid or near-liquid holdings, so cash, brokerage accounts, and a portion of retirement funds usually qualify, while equity locked in another property does not. Planning your reserves before you shop keeps you from falling in love with a home you can technically afford but can't cleanly finance.

HOW TO POSITION YOURSELF BEFORE YOU OFFER

In this market, a clean, well-structured offer wins, and that starts long before you tour a property.

• Get fully underwritten pre-approval with a jumbo-experienced lender, not just a pre-qualification letter.
• Know your reserve position and keep those funds liquid and documented.
• Decide your down payment strategy in advance so you can move fast on the right home instead of scrambling.
• Understand that in a market where roughly two-thirds of sellers are offering concessions in 2026, a strong buyer with real proof of funds has genuine negotiating power.
• Ask your lender to model two or three down payment scenarios side by side so you can see the rate, payment, and reserve trade-offs before you decide.

The market has tilted toward buyers this year, with more inventory and homes taking longer to sell, so you often have room to negotiate on price, on concessions, or on timing. A buyer who has already sorted out financing can use that room. A buyer still figuring out their down payment usually can't move fast enough to capture it.

Every situation is different, and the only way to know your real number is to run it with people who close deals in these specific neighborhoods. This is the kind of math we walk our buyers through before they ever write an offer.

FREQUENTLY ASKED QUESTIONS

Can you buy a home in Beverly Hills with 10% down?

Sometimes, yes. Certain jumbo programs allow 10% down on loan amounts up to roughly $1.5 to $2 million, but they require excellent credit, usually 720 or higher, and substantial cash reserves. On most Beverly Hills homes that price above those loan limits, expect to put down 20% or more.

What credit score do you need for a jumbo loan in Los Angeles?

Most jumbo lenders in Los Angeles County want a minimum score around 700, prefer 720, and reserve their best rates for 740 and above. Scores as low as 680 can qualify with compensating factors like a larger down payment or strong reserves, but the terms are less favorable.

Do you pay PMI on a jumbo loan?

Usually not. Jumbo loans typically do not carry private mortgage insurance, even with less than 20% down. Lenders account for that risk through higher credit, reserve, and rate requirements instead, so the trade-off shows up in qualification standards rather than a monthly PMI line.

How much are closing costs on a home in the Hollywood Hills?

Closing costs for a buyer in this price range generally run about 2 to 4% of the purchase price, covering lender fees, title, escrow, and prepaids. On a $3.2 million home, that's roughly $64,000 to $128,000, separate from your down payment and required reserves.

Is a bigger down payment always better?

Not necessarily. A larger down payment lowers your loan balance and can improve your rate, but tying up too much cash can leave you short on the reserves lenders require and the flexibility you may want after closing. The right balance depends on your full financial picture, which is worth modeling before you commit.

The short version: in Beverly Hills and the Hollywood Hills, your down payment is really a jumbo loan question, and the smart move is to structure your cash, credit, and reserves before you fall for a house. If you'd like the same kind of market read we share with our clients every month, sign up for Real Brief, our monthly insights into the LA luxury real estate market, delivered straight to your inbox.

Alexis Ramos and Luke Abbott are the founders of Ramos & Abbott Homes, a luxury real estate team with Sotheby's International Realty in Beverly Hills. Together they specialize in architectural and historic homes, new construction, and income properties across West Hollywood, Sunset Strip, Hancock Park, Hollywood Hills, Beverly Hills, Melrose District, Fairfax District, Sunset Square, and Spaulding Square.