San Francisco is one of the most complex mortgage markets in the country — not because the process is different, but because the price points, property types, and buyer profiles don’t fit into the boxes most lenders are built around. I’ve been placing mortgages for San Francisco buyers and homeowners since 2007. I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. Call me at (800) 239-1103.
San Francisco Home Prices and Loan Tiers
San Francisco median home prices in 2026 remain among the highest in the nation — single-family homes in most neighborhoods trade at $1.3M–$2.5M+, with desirable areas like Pacific Heights, Noe Valley, and the Marina pushing well above that. The 2026 high-balance conforming limit for San Francisco County is $1,249,125 — the highest tier in California. This means SF buyers can access conforming loan pricing up to that amount, with true jumbo financing required above it.
San Francisco 2026 Loan Tiers
- Up to $832,750: Standard conforming — applies to some SF condos and entry-level properties
- $832,751–$1,249,125: High-balance conforming — the most useful tier for SF purchases; conforming rates, standard agency underwriting
- $1,249,126+: Jumbo — lender-specific guidelines, typically 740+ credit, 20%+ down, 12 months reserves
Mortgage Programs for San Francisco Buyers
Jumbo loans: Most SF single-family purchases require jumbo financing. DiVita Home Finance works with 40+ wholesale lenders including jumbo specialists with programs up to $4M+. Jumbo rates for strong profiles (740+ credit, 20%+ down) are often within 0.25% of conforming rates.
Bank statement loans: San Francisco has one of the highest concentrations of self-employed residents in the country — tech founders, consultants, attorneys in practice, freelancers. If your tax returns don’t reflect your actual earnings, bank statement programs qualify you on 12–24 months of deposits instead. Available up to $4M+.
High-balance conforming: For properties priced near the $1,249,125 conforming limit, a high-balance loan delivers better rate pricing than a true jumbo product. Fannie Mae and Freddie Mac underwriting, meaning cleaner guidelines and more flexibility on compensating factors.
Non-warrantable condos: Many SF condo buildings don’t meet Fannie Mae’s eligibility criteria — more than 50% investor-owned units, pending litigation, high commercial space. Non-warrantable condos require portfolio or Non-QM lending. DiVita Home Finance has multiple non-warrantable condo programs available where banks routinely say no.
Cash-out refinancing: SF homeowners who purchased 5–10+ years ago have built extraordinary equity. A cash-out refinance can unlock that equity for major renovations, a down payment on an investment property, or paying off higher-rate debt — while keeping a long-term fixed rate on the underlying mortgage.
Getting Pre-Approved for a San Francisco Purchase
In a market where desirable properties receive multiple offers within the first week, pre-approval quality matters. A full DU (Desktop Underwriter) approval — with your income documents already verified — carries significantly more weight with SF listing agents than a pre-qualification letter. DiVita Home Finance provides DU-backed pre-approvals within 2–3 business days of receiving your documents. For buyers targeting competitive neighborhoods, I also offer fully underwritten pre-approvals where the only remaining condition is the appraisal.
Frequently Asked Questions
What is the 2026 conforming loan limit for San Francisco?
The 2026 high-balance conforming loan limit for San Francisco County is $1,249,125 — the highest tier in California. Loans at or below this limit qualify for conforming rates and standard Fannie Mae/Freddie Mac underwriting. Anything above $1,249,125 requires a jumbo loan with lender-specific guidelines. DiVita Home Finance helps SF buyers navigate both conforming and jumbo options to find the most competitive pricing for their purchase price.
Can I get a mortgage on a non-warrantable condo in San Francisco?
Yes. Many San Francisco condo buildings are non-warrantable — meaning they don’t meet Fannie Mae/Freddie Mac eligibility requirements due to investor concentration, pending HOA litigation, or commercial space percentages. DiVita Home Finance works with portfolio lenders who specialize in non-warrantable condo financing. These are not conventional loans, but they allow SF buyers to finance condos that most banks will decline. Call (800) 239-1103 to discuss your specific building.
Do I need 20% down to buy a home in San Francisco?
Not necessarily. For loans up to the $1,249,125 conforming limit, 5–10% down is possible with conventional financing (PMI applies). For jumbo loans, most lenders require 15–20% down, though 10% down jumbo programs exist for strong credit profiles. In competitive SF markets, 20%+ down strengthens your offer significantly — but DiVita Home Finance structures many SF purchases with 10–15% down when the borrower’s overall profile supports it.
Related Resources
- San Francisco Mortgage — Full Service Hub
- Bay Area Jumbo Loans 2026
- Bank Statement Loans for SF Self-Employed Buyers
- 2026 Conforming Loan Limits California — All Counties
Talk to Michael Directly
DiVita Home Finance | Tiburon, CA | Licensed since 2007. Michael DiVita DRE #01372066 | NMLS #241655. Company DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
