San Francisco Mortgage Broker: Jumbo, Condo & TIC Loans

DiVita Home Finance helps San Francisco buyers finance single-family homes, condos, TICs and 2–4 unit buildings, shopping 40+ wholesale lenders for jumbo, conforming, FHA, VA and non-QM loans. San Francisco’s 2026 conforming and FHA limits are both $1,249,125 for a single-family home; with the city’s median single-family price around $2 million, most house purchases need a jumbo loan.

I’m Michael DiVita (DRE #01372066 | NMLS #241655), owner of DiVita Home Finance (DRE #01818285 | NMLS #323700) in Tiburon, just across the Golden Gate. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. I’m known as a creative mortgage broker: when a bank says no, I find the lender and the loan structure that can say yes. RSU-heavy income, a non-warrantable condo, a TIC share, a founder’s tax returns — the files a big bank turns down are the ones I like. Call (800) 239-1103.

San Francisco Market Snapshot (2026)

• Prices: Redfin reports a citywide median of about $1.52 million for all home types in August 2026, up 16.7% year over year, with a median of 18 days on market. For July 2026, local MLS-based reports put the single-family median near $2.05 million (selling well over asking on average) and the condo median near $1.25 million.
• Loan limits: conforming $1,249,125 (1-unit), $1,599,375 (2-unit), $1,933,200 (3-unit), $2,402,625 (4-unit). FHA uses the same limits in San Francisco.
• What that means: most single-family purchases are jumbo; many condos fit within conforming or high-balance conforming limits.

San Francisco Loan Tiers

Loan amount (1-unit)	Type	Notes
Up to $832,750	Standard conforming	3% down options for eligible buyers
$832,751 – $1,249,125	High-balance conforming	Fannie/Freddie guidelines; generally 5%+ down
Above $1,249,125	Jumbo	Lender-specific; commonly 10–20%+ down, strong credit and reserves

Sometimes a slightly larger down payment keeps you conforming; sometimes a jumbo prices as well or better. I compare both before you lock. See jumbo vs. conforming.

Loan Programs for San Francisco Buyers

Jumbo loans

Fixed, ARM and interest-only jumbo options for single-family homes and larger condos. If you expect to move or refinance within 7–10 years, a jumbo ARM is worth comparing to a 30-year fixed. See jumbo loans.

Condo financing

Lenders review the building as well as the borrower: HOA budget and reserves, insurance, litigation, commercial space, single-owner concentration, and any critical repairs or deferred maintenance. Balcony and elevated-element inspections under SB 326 and seismic work under San Francisco’s soft-story retrofit program can also come up. If a building doesn’t meet Fannie Mae or Freddie Mac standards, it’s “non-warrantable” — still financeable with portfolio and non-QM lenders, usually with a larger down payment. I check the project before you go under contract. See non-warrantable condo loans and SB 326.

TIC (tenancy-in-common) financing

In a TIC, buyers share ownership of a building and each owns a fractional interest with rights to a specific unit. Standard mortgages don’t apply. A small group of portfolio lenders offers fractional TIC loans — typically with higher rates and larger down payments than condos, and dependent on the TIC agreement and the other owners. If the building later converts to condos, owners usually refinance into conventional condo loans.

RSU and tech compensation

Vested RSUs, bonuses and other variable pay can count as income when they’re documented properly — lenders look at vesting history, the go-forward schedule, the stock’s value and whether you’re continuing with the employer. Different lenders calculate RSU income differently, which is exactly why shopping the file matters. See RSU mortgages.

Self-employed and founders

If your tax returns understate what you earn, bank statement programs can qualify you on 12–24 months of deposits instead. Asset depletion can work for buyers with large portfolios but modest income. See bank statement loans and asset depletion.

FHA, VA and conforming

Many San Francisco condos and some homes in neighborhoods like the Excelsior, Ingleside, Outer Sunset and Bayview fall within the $1,249,125 limit. FHA works with 3.5% down on FHA-approved condos or eligible single units; VA offers zero down with no limit for full-entitlement veterans. See FHA loans and VA loans.

2–4 unit buildings

San Francisco has a large stock of two- to four-unit buildings. If you live in one unit, projected rent from the others can help you qualify. FHA allows 3.5% down up to the 2–4 unit limits. Conventional loans allow as little as 5% down on standard loan amounts, but most San Francisco 2–4 unit loans are high-balance, which generally means about 15% down on a duplex and 25% on a triplex or fourplex. Pure investors can use conventional investment loans or DSCR loans.

Refinance, cash-out and bridge loans

Long-time owners often have substantial equity. A cash-out refinance or HELOC can fund a remodel or a next purchase, and a bridge loan lets you buy your next home — in the city or across the bridge in Marin — before you sell.

San Francisco Neighborhoods: Financing Notes

Area	What drives financing
Pacific Heights, Presidio Heights, Sea Cliff	Large jumbo loans, asset-based qualifying, bridge financing
Noe Valley, Cole Valley, Glen Park, Castro	Jumbo for single-family; Victorian flats and condos; some TICs
Marina, Cow Hollow, Russian Hill	Mix of condos and flats; condo project review is key
Mission, Bernal Heights, Potrero Hill	2–4 unit buildings, TICs, condos, jumbo single-family
Sunset and Richmond districts	Single-family homes near or above the conforming limit; in-law units and TICs
SoMa, Mission Bay, Rincon Hill	Condo towers; warrantability, HOA dues and litigation checks
Excelsior, Ingleside, Bayview, Visitacion Valley	More homes within conforming and FHA limits

Costs to Plan For

• Transfer tax: San Francisco charges a tiered real property transfer tax that rises with the sale price. It’s customarily paid by the seller in San Francisco, but confirm the current rates and who pays in your contract.
• Property tax: about 1% of the purchase price under Proposition 13, plus local bonds and assessments.
• HOA dues and special assessments for condos, which count in your debt-to-income ratio.
• Reserves: jumbo and non-QM lenders often require several months to a year or more of payments in the bank after closing.

Frequently Asked Questions

What is the conforming loan limit in San Francisco for 2026?

$1,249,125 for a single-family home, the maximum for high-cost areas. Ten California counties share that limit, including Marin, San Mateo, Santa Clara, Alameda, Contra Costa, Los Angeles and Orange. San Francisco’s 2026 FHA limit is also $1,249,125.

Do I need 20% down to buy in San Francisco?

Not necessarily. Conforming loans up to $1,249,125 can go as low as 5% down on a primary residence (3% up to $832,750 for eligible buyers). FHA is 3.5% and VA is zero. Jumbo lenders commonly want 10–20% or more, and non-warrantable condos and TICs usually need more.

Can I use RSU income to qualify?

Often, yes. Lenders typically want a history of vesting, evidence that vesting will continue, and documentation of the stock’s value. Methods vary by lender, which can change how much you qualify for.

How does TIC financing work?

TIC buyers use fractional loans from a small group of portfolio lenders, secured by their share of the building. Expect larger down payments and somewhat higher rates than condo loans, and a review of the TIC agreement.

What makes a San Francisco condo non-warrantable?

Common reasons include HOA litigation, too much commercial space, one owner holding too many units, weak reserves or insurance, and unresolved critical repairs. Non-warrantable condos can still be financed with portfolio or non-QM loans.

How fast can I get pre-approved?

A basic pre-approval can come quickly once you send complete documents. A fully underwritten approval, where only the appraisal remains, usually takes a few business days and makes your offer much stronger.

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