San Francisco Mortgage — Local Home Loan Experts Serving the City
San Francisco is one of the most dynamic and expensive real estate markets in the world — and financing a home here requires a lender who understands it. DiVita Home Finance has been helping San Francisco buyers, homeowners, and investors navigate the city’s unique mortgage landscape since 2007. As a licensed California mortgage broker, we shop your loan across dozens of wholesale lenders to find the best rate and terms available, whether you’re buying a Victorian in Pacific Heights, a condo in SOMA, or a multi-unit building in the Mission.
San Francisco Real Estate Market Overview 2026
San Francisco consistently ranks among the most expensive cities in the United States for homeownership. Understanding the market before you start your search is essential:
- Median home price: Approximately $1.2–1.4 million for a single-family home; condos typically range from $750K–$1.3M depending on size and neighborhood
- 2026 conforming loan limit: $1,209,750 — the national high-cost ceiling. Most SF purchases fall at or above this threshold, requiring jumbo financing
- Market dynamics: SF inventory has been elevated compared to pandemic-era lows, creating more opportunity for prepared buyers — but prices remain high and well-located properties still draw multiple offers
- Condos vs. single-family: SF has a large condo inventory, and condo financing has specific rules around HOA financials, owner-occupancy rates, and building litigation that affect what loan programs are available
- Multi-unit properties: SF has significant two- to four-unit inventory (tenancy-in-common, owner-occupied duplexes) with specialized financing requirements
San Francisco Mortgage Loan Programs
Jumbo Loans — The SF Standard
The majority of San Francisco home purchases require a jumbo loan. We offer jumbo financing from $1,209,751 up to $4 million and beyond, with competitive rates and flexible underwriting. SF buyers often face complex income situations — RSUs from tech companies, partnership income, self-employment — and our jumbo lenders are experienced with all of these. We offer both fixed-rate and ARM jumbo products, and we model every scenario to show you exactly what your payments look like under different rate environments.
Condo Financing in San Francisco
San Francisco condominiums come with additional underwriting complexity. Lenders examine HOA reserve levels, pending litigation, commercial space ratios, owner-occupancy percentages, and Fannie Mae/Freddie Mac approval status. Non-warrantable condos — common in SF — require portfolio lenders or jumbo products rather than conventional conforming financing. DiVita Home Finance works with lenders who specialize in SF’s condo market, including buildings that other lenders routinely decline. We check warrantability early in the process to avoid surprises at loan approval.
TIC (Tenancy-in-Common) Financing
Tenancy-in-Common is a unique ownership structure common in San Francisco, where multiple buyers each own a fractional share of a building. Standard mortgage financing doesn’t apply to TIC interests — they require specialized TIC lenders who hold the loan in their own portfolio. DiVita Home Finance has relationships with TIC lenders and can guide you through this process, including the transition from TIC to condo conversion financing when buildings convert.
RSU and Tech Income Mortgage Financing
A significant portion of SF buyers have income that includes Restricted Stock Units (RSUs), bonuses, or other variable compensation from Bay Area tech companies. This income can be counted toward mortgage qualification — but only if documented correctly. We work with lenders experienced in tech compensation structures, including vesting schedules, bonus history averaging, and documentation of offer letters for recent job changes. If your income includes RSUs from companies like Google, Salesforce, Apple, Meta, or others, we know how to make that income work for your loan.
Bank Statement Loans for Self-Employed SF Buyers
San Francisco has a high concentration of entrepreneurs, founders, consultants, and freelancers whose tax returns understate their income. Our bank statement loan programs qualify self-employed buyers based on 12–24 months of bank deposits rather than tax returns — with loan amounts up to $3M+ and competitive jumbo rates. This is one of the most commonly used programs in our SF portfolio.
FHA and Conforming Loans in SF
For properties priced at or below $1,209,750 — including many SF condos and some single-family homes in the Excelsior, Ingleside, and Outer Sunset — conventional conforming or FHA financing may apply. FHA loans require only 3.5% down and accept lower credit scores, while conforming conventional loans start at 3–5% down. Condo warrantability is especially important with FHA — we verify this upfront.
Multi-Unit Property Financing
SF has abundant two-, three-, and four-unit properties. Owner-occupied 2-4 unit properties can often be financed with conventional or FHA loans (with down payments of 5–25% depending on units), and the rental income from the other units can offset your mortgage qualification. This “house hacking” strategy is particularly powerful in SF where rents are high. We also finance pure investment properties in SF using DSCR loans or conventional investment programs.
San Francisco Neighborhoods We Serve
Every San Francisco neighborhood has its own character, price range, and financing considerations. Our team serves buyers throughout the city:
| Neighborhood | Typical Price Range | Key Financing Notes |
|---|---|---|
| Pacific Heights | $2M – $8M+ | Super-jumbo, estate financing |
| Noe Valley | $1.5M – $3.5M | Jumbo, family homes |
| Marina District | $1.4M – $3M | Jumbo, condo-heavy |
| Mission District | $1.1M – $2.5M | Multi-unit, TIC, jumbo |
| Castro | $1.2M – $2.8M | Victorians, mixed condo/SFR |
| Sunset District | $1.1M – $2M | Conforming eligible, family homes |
| Richmond District | $1.1M – $2.2M | Conforming eligible, SFR/TIC |
| SOMA | $700K – $2M | Condo-heavy, non-warrantable |
Why Work With a Local San Francisco Mortgage Broker?
San Francisco’s mortgage market has nuances that out-of-state and even many Bay Area lenders simply don’t understand: TIC financing, non-warrantable condos, tech RSU income, seismic zone requirements, and the city’s unique transfer tax structure. As a local mortgage broker, DiVita Home Finance brings deep market knowledge combined with access to dozens of wholesale lenders — meaning you get both expertise and competitive pricing in a single relationship.
- We know SF condos. We check warrantability, litigation history, and HOA reserve ratios before you waste time on a non-financeable property.
- We understand tech income. RSUs, bonuses, equity, signing bonuses — we know how to document and qualify all of it.
- We work fast. SF offers move quickly. Our same-day pre-approvals and 7-day-a-week availability keep you competitive.
- We shop the market. We compare rates across dozens of lenders every day — not just one bank’s rate sheet.
Frequently Asked Questions — San Francisco Mortgage
What is the conforming loan limit in San Francisco in 2026?
San Francisco’s 2026 conforming loan limit is $1,209,750 for a single-family home. This is the national high-cost area ceiling. Loans above this amount are jumbo loans requiring private lenders. Given SF’s median home price, the majority of purchases in most neighborhoods require jumbo financing.
Can I use RSU income to qualify for a San Francisco mortgage?
Yes — RSU income can be counted toward mortgage qualification if you have at least a two-year history of receiving RSUs (or a strong documented expectation of continued vesting) and the shares are liquid or sold. Different lenders handle RSU income differently — some average 24 months of vest income, others use the current vesting schedule. We work with lenders who specialize in tech income and know how to maximize your qualifying amount.
How does TIC financing work in San Francisco?
TIC (Tenancy-in-Common) financing requires a fractional loan specific to your ownership share. These loans are held by a small number of portfolio lenders and cannot be sold to Fannie Mae or Freddie Mac. Rates are typically slightly higher than standard condos, and down payments of 20–25% are common. Loan amounts depend on your TIC share percentage and the building’s total value. We work with SF TIC lenders and can walk you through the entire process.
What makes an SF condo “non-warrantable”?
A condo is considered non-warrantable (ineligible for Fannie/Freddie purchase) if: more than 35% of units are investor-owned, there’s active HOA litigation, commercial space exceeds 35% of the building’s square footage, HOA reserves are inadequate, or the building is a condo-hotel or timeshare. Many SF buildings — particularly larger downtown and SOMA towers — are non-warrantable. We can still finance non-warrantable condos using jumbo portfolio products.
How quickly can I get pre-approved for an SF mortgage?
We offer same-day pre-approvals when you submit a complete application and supporting documents. For jumbo loans or complex income situations, a full underwritten pre-approval takes 3–5 business days. In San Francisco’s market, having a strong pre-approval letter — ideally underwritten — is essential before writing offers.
Ready to explore your San Francisco mortgage options? Our team is available 7 days a week. Apply online or contact us for a free rate quote today.
Ready to Get Started in San Francisco?
Get pre-approved today or speak with a local SF mortgage expert. No cost, no obligation.
Or call: 800-239-1103 — 7 days a week.
