Where I help
I focus on the California side of the lake and the Truckee area:
- Truckee: year-round town, close to I-80 for the drive up.
- Tahoe Donner: large HOA community with its own amenities and rules.
- Northstar: ski-in/ski-out condos and homes, many in HOAs.
- Tahoe City: West and North Shore lake access.
- Olympic Valley: resort condos and mountain homes.
- Kings Beach: North Shore lake neighborhoods.
Second home or investment property? It matters.
Lenders treat these differently, and the choice affects down payment, pricing and paperwork.
- Second home: you use it yourself for part of the year, it's a reasonable distance from your primary home and suited to year-round or seasonal personal use, and you keep control of it (not a full-time rental managed for someone else). Some occasional renting may be allowed depending on the loan program.
- Investment property: you're buying mainly to rent it out. Expect different down payment and pricing requirements.
Be accurate about how you'll use the property. Occupancy is something you certify on your loan, so we'll pick the right category together up front.
Condos, HOAs and "non-warrantable" projects
A lot of Tahoe inventory is in condo or resort projects. Some projects don't meet standard agency guidelines because of things like a high share of short-term rentals, hotel-style operations, pending litigation, or a single owner holding many units. Those are called non-warrantable.
That doesn't mean no. It means we look at the project early, before you're in contract, and use a program that fits. I'll ask for the HOA questionnaire early so there are no surprises.
Jumbo loans
Tahoe prices often run above the conforming loan limit. Jumbo financing is common up here, and requirements for credit, reserves and down payment vary by program. I'll lay out the options side by side so you can compare.
Short-term rental rules are local
If you plan to rent the place out part of the year, check the town or county rules first. Truckee, Placer County and Nevada County each set their own short-term rental rules, permits and limits, and they change. Check the current rules for the exact address before you count on rental income.
Using equity from your Bay Area home
Many buyers tap the equity they've built in the Bay Area. Options can include a HELOC or a cash-out refinance on your primary home, used toward the down payment or a cash-strong offer. Each path has trade-offs, and I'll walk through them with your real numbers.
Self-employed? There are options.
If your tax returns don't show your full income, there are programs that look at bank statements or other documentation instead of only tax returns. We'll figure out which one fits how you're paid.
How I work
- Evening scenarios. Busy weekday? Send me your situation and I'll run the numbers that evening.
- Next-morning pre-approval. Once I have your documents, you can have a pre-approval in hand the next morning, ready for your offer.
- One point of contact. You work with me from first call to closing.
FAQ
Some second-home programs allow occasional renting, but the property has to be mainly for your own use. If renting is the main plan, it's usually an investment loan. And check the town rules for short-term rentals.