Wholesale Mortgage Broker in Medina, Hunts Point & Ultra-Luxury Eastside, WA [2026]

Washington's ultra-luxury Eastside corridor—Medina, Hunts Point, Clyde Hill, Yarrow Point, and Beaux Arts Village—contains the highest median home values in the Pacific Northwest, with Hunts Point exceeding $7 million and Medina surpassing $3.5 million. Financing these properties demands access to institutional jumbo lenders, bank statement programs, and specialized portfolio products that retail banks simply do not offer. As a wholesale mortgage broker with 200+ lender relationships, I deliver rates 0.25-0.75% below retail on every ultra-luxury loan structure available in 2026.

Why This Guide Exists: First-Hand Experience Financing $3M-$20M+ Eastside Properties

Most mortgage professionals never close a single loan above $3 million. I have originated and closed ultra-luxury financing across the Eastside's most exclusive zip codes—98039 (Medina), 98004 (Hunts Point), 98004 (Clyde Hill), 98004 (Yarrow Point), and 98004 (Beaux Arts Village)—serving tech founders, retired executives, international investors, and multi-generational wealth holders. This guide reflects direct, hands-on experience structuring complex transactions that require specialized lender relationships unavailable through retail banking channels.

As a licensed wholesale mortgage broker (NMLS #1426884) operating through Lumin Lending, Inc. (NMLS #2716106, DRE #02291443), I maintain active relationships with 200+ wholesale lenders. For ultra-luxury Eastside transactions, I work with 15-20 institutional jumbo lenders, 50+ non-QM/bank statement lenders, 40+ DSCR lenders, and 30+ foreign national program providers. Every rate quote, guideline, and program detail in this guide comes from current lender rate sheets as of February 2026.

Ultra-Luxury Eastside Region Overview: 5-City Market Snapshot

The ultra-luxury Eastside corridor sits along the eastern shore of Lake Washington, spanning five exclusive communities within King County. These municipalities attract tech billionaires, Fortune 500 executives, international investors, and established wealth families. Every community shares exceptional school ratings, lakefront access, and median home values that exceed Washington's conforming loan limit of $977,500 by 2-7x.

Wholesale Loan Product Comparison: Ultra-Luxury Eastside Programs

Ultra-luxury Eastside buyers need more than a standard jumbo loan. Tech founders with concentrated stock positions, retired executives living on asset wealth, international investors with overseas income, and real estate portfolio holders each require distinct loan structures. Wholesale access unlocks every product below from multiple competing lenders—retail banks typically offer one or two options at higher rates.

Asset Depletion Alternative: Borrowers with $5M+ in liquid assets qualify through asset depletion programs that divide total liquid assets by 360 months to calculate qualifying income. This fifth product type is available through wholesale channels from 25+ lenders and serves retired tech executives, early FIRE retirees, and wealth holders without traditional employment income.

Medina — Tech Billionaire Estate Financing

Medina is home to some of the wealthiest individuals in the United States, including current and former tech CEOs whose estates range from $5 million to $100 million+. Financing in Medina demands lender familiarity with ultra-high-net-worth borrower profiles: concentrated stock positions worth hundreds of millions, complex trust structures, and income that arrives through K-1 distributions, capital gains, and deferred compensation rather than W-2 paychecks.

Wholesale broker access solves Medina's core financing challenge: matching the right lender to each borrower's unique financial profile. A tech founder with $50M in pre-IPO stock but minimal W-2 income uses a bank statement program from one lender, while a retired Microsoft VP with $20M in brokerage accounts uses asset depletion from another. Retail banks force both borrowers into the same underwriting box. Wholesale brokers place each borrower with the lender whose guidelines produce the lowest rate for their specific situation.

Medina properties frequently involve additional complexity: lakefront parcels with dock permits, guest houses requiring separate appraisals, and renovations of historic homes where as-completed valuations justify higher loan amounts. I work with appraisers who specialize in Medina's $5M-$30M+ property valuations and lenders who understand that a 6,500-square-foot lakefront estate on Evergreen Point Road requires different comparable analysis than a suburban home in Bellevue.

Hunts Point — Ultra-Private Lakefront Lending

Hunts Point is the most exclusive residential community in Washington State. With approximately 450 residents across fewer than 200 homes, every property sits on Lake Washington waterfront or within steps of the shore. The gated, private road community has no commercial properties, no through traffic, and no public access—creating an appraisal environment where comparable sales data is extremely limited.

Financing Hunts Point requires lenders who accept limited comparable sales, understand waterfront premium valuations, and fund loans above $10 million on a single-family residence. Retail banks cap jumbo lending at $3-5 million and require extensive committee approvals for exceptions. Wholesale institutional jumbo lenders fund up to $30 million with streamlined underwriting specifically designed for ultra-high-net-worth borrowers. These lenders evaluate the complete financial picture: liquid assets, investment portfolio strength, and income trajectory rather than applying rigid DTI formulas.

Hunts Point transactions frequently involve pledged-asset mortgages where borrowers pledge investment portfolios as collateral instead of liquidating positions. This structure preserves investment gains, avoids capital gains tax events, and provides rates comparable to full-documentation jumbo loans. Through wholesale channels, I access five institutional lenders offering pledged-asset programs with loan amounts up to $20 million.

Clyde Hill — Executive Hilltop Mortgage Solutions

Clyde Hill occupies prime hilltop terrain between Bellevue and Medina, offering panoramic views of Lake Washington, the Seattle skyline, and the Olympic Mountains. The community attracts corporate executives, senior tech managers, and medical professionals who want ultra-luxury living within minutes of Bellevue's downtown core and the 520 bridge to Seattle. Clyde Hill's Bellevue School District assignment adds significant value for families.

The Clyde Hill financing landscape centers on two patterns: established owners refinancing or extracting equity from properties purchased 5-15 years ago at 40-60% of current values, and new buyers competing for the 30-50 homes that list annually. New buyers face intense competition and benefit from wholesale broker pre-approval letters that demonstrate genuine financing capacity. I provide pre-approval letters within 24 hours backed by actual lender commitments, giving Clyde Hill buyers a competitive edge over retail pre-qualifications.

Tear-down/rebuild transactions represent a growing segment of Clyde Hill financing. Buyers acquire aging 1960s-1980s homes on premium lots, demolish the existing structure, and construct custom estates valued at 2-3x the acquisition price. Wholesale brokers structure these transactions using construction-to-permanent loans from institutional lenders, bridging the gap between lot value ($1.5M-$3M) and completed home value ($4M-$8M) in a single close.

Yarrow Point — Waterfront Portfolio Strategies

Yarrow Point extends into Lake Washington as a small peninsula directly adjacent to the SR-520 floating bridge, providing Eastside residents with arguably the fastest commute to downtown Seattle of any ultra-luxury community. With approximately 1,100 residents and a mix of lakefront estates and elevated view properties, Yarrow Point attracts buyers who value both waterfront lifestyle and urban connectivity.

Portfolio lending strategies dominate Yarrow Point financing. Many buyers already own multiple properties across the Eastside or nationwide, and their existing mortgage obligations affect qualification ratios. Wholesale brokers solve this through DSCR loans on investment properties (qualifying based on rental income rather than personal DTI) and portfolio lenders who evaluate total net worth rather than traditional debt-to-income calculations. I structure financing packages where the primary Yarrow Point purchase uses an institutional jumbo while investment properties convert to DSCR loans, optimizing the borrower's overall qualification profile.

Yarrow Point's waterfront properties with private docks command substantial premiums. Dock permits on Lake Washington are limited and transferable with the property, adding $500,000-$1,500,000 to property values. Wholesale lenders experienced with waterfront appraisals ensure dock value is captured in the property valuation, maximizing the loan amount available to buyers. Retail banks frequently undervalue dock permits because their appraisal panels lack waterfront specialization.

Beaux Arts Village — Boutique Community Financing

Beaux Arts Village is Washington's smallest incorporated municipality—approximately 300 residents across fewer than 120 homes on the southeastern shore of Lake Washington. Founded in 1908 as an artists' colony, the community retains its creative character while attracting affluent professionals, tech workers seeking a quieter alternative to Bellevue, and retired executives who value the intimate village atmosphere over the more formal settings of Medina or Hunts Point.

Financing Beaux Arts Village properties presents a unique challenge: extremely limited comparable sales. With fewer than 5-8 homes selling annually, appraisers must draw comparisons from adjacent communities (Enatai, Bellevue, Mercer Island) while accounting for Beaux Arts' premium for community character, lakefront access, and exclusivity. Wholesale brokers work with appraisal management companies that assign local specialists rather than generalists, ensuring property values reflect the true market position.

Bank statement and asset depletion programs serve Beaux Arts Village's creative professional community particularly well. Artists, authors, consultants, and creative directors with variable income streams qualify through deposit history rather than tax returns that may understate earning capacity. Downsizing executives moving from $5M+ Medina or Hunts Point homes into $2M Beaux Arts properties often have substantial liquid assets from the sale proceeds, making asset depletion the ideal qualification path.

Why Ultra-Luxury Eastside Buyers Choose Wholesale Mortgage Brokers

Ultra-luxury financing is fundamentally different from standard mortgage origination. A $400,000 conforming loan involves checking boxes against Fannie Mae guidelines. A $7 million Hunts Point lakefront estate requires creative structuring, specialized lender relationships, and deep knowledge of non-QM products. Here is why the wholesale channel outperforms retail banking for ultra-luxury Eastside transactions:

1. Rate Competition Across 200+ Lenders

Wholesale brokers submit loan scenarios to multiple institutional jumbo lenders simultaneously. When lenders compete for ultra-luxury business, rates drop. On a $5M institutional jumbo, the spread between the highest and lowest wholesale rate is typically 0.50-0.875%. On a 30-year term, that spread equals $75,000-$131,250 in total interest savings. Retail banks offer one rate from one institution with no competitive pressure.

2. Program Diversity for Complex Borrower Profiles

Ultra-luxury Eastside buyers rarely fit traditional underwriting profiles. Tech founders have stock-heavy compensation. Retired executives have asset wealth without employment income. International investors have overseas income documentation. Each scenario requires a different loan product, and wholesale access provides every product from multiple lenders. If Lender A declines, Lender B may approve the same file with minor adjustments.

3. Appraisal Expertise for $3M-$20M+ Properties

Ultra-luxury appraisals require specialists who understand waterfront premiums, view adjustments, estate-level amenities, and limited comparable sales markets. Wholesale brokers control appraiser selection through preferred panel relationships, ensuring the assigned appraiser has documented experience valuing $3M+ properties in the specific community. Retail banks assign appraisals through random rotation systems that frequently pair ultra-luxury properties with appraisers who lack relevant experience.

4. Speed and Discretion for Private Transactions

Ultra-luxury Eastside buyers value privacy. Wholesale mortgage brokers work directly with lender underwriting teams, bypassing retail branch networks, loan officer committees, and multiple approval layers. A $10M loan through wholesale moves through a dedicated high-net-worth underwriting desk with a single point of contact. Retail banks route the same loan through branch manager review, regional approval, and executive committee sign-off, adding 2-4 weeks and exposing the transaction to additional personnel.

5. No Asset Custody Requirements

Private banks and wealth management divisions require borrowers to transfer $1M-$5M+ in assets to their institution in exchange for favorable mortgage pricing. Wholesale brokers deliver equivalent or better rates without requiring any asset movement. Your investments stay with your current wealth manager, your retirement accounts remain untouched, and your financial relationships remain intact.

Price Trends & Loan Program Fit: Ultra-Luxury Eastside 2024-2026

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Frequently Asked Questions: Wholesale Mortgages in Ultra-Luxury Eastside WA

Related Guides & Resources

Official Resources & Regulatory Information

• U.S. Department of Housing and Urban Development (HUD) — Federal housing programs, fair lending regulations, and consumer protection information.
• Consumer Financial Protection Bureau (CFPB) — Mortgage disclosures, borrower rights, and lender compliance standards.
• NMLS Consumer Access — Verify Mo Abdel's license (#1426884) and Lumin Lending, Inc. (#2716106).
• Washington State Department of Financial Institutions — State licensing, complaint filing, and mortgage broker regulations.