Question 1

What's the conforming loan limit in Contra Costa County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo loans, which carry stricter credit and down-payment rules.

Question 2

Do I need a jumbo loan to buy in San Ramon?

Accepted Answer

Yes, most San Ramon purchases exceed the conforming limit. A jumbo loan typically requires 700+ FICO, 20% down, and six months of liquid reserves.

Question 3

What credit score do I need for a jumbo loan in San Ramon?

Accepted Answer

Jumbo lenders typically require 700+ FICO. Some may go lower with compensating factors like significant reserves or a large down payment.

Question 4

How much down payment do jumbo lenders expect?

Accepted Answer

Jumbo lenders usually want 20% down minimum. Putting down less requires strong reserves and excellent credit to offset the higher risk.

Question 5

Is Contra Costa County an FHA high-cost area?

Accepted Answer

Yes. Contra Costa is an FHA high-cost area, which means the FHA loan limit matches the conforming limit at $1,249,125 for 2026.

Question 6

Is Contra Costa County a VA high-cost area?

Accepted Answer

Yes. VA loans in Contra Costa County follow the high-cost area limit of $1,249,125 for 2026, allowing zero-down purchases up to that amount.

Question 7

Can I get a VA loan with zero down in San Ramon?

Accepted Answer

Yes, if you're eligible and the purchase price doesn't exceed $1,249,125. The funding fee (typically 2.15% at zero down) rolls into the loan amount.

Question 8

What does the East County Service Center mean for San Ramon property values?

Accepted Answer

The $155 million East County Service Center in Brentwood improves regional infrastructure and services. Better county access can support long-term property stability.

Question 9

How does Contra Costa's median income affect my loan approval?

Accepted Answer

Lenders use debt-to-income ratios, not median income, to qualify you. Contra Costa's $125,727 median gives context for what typical buyers earn here.

Question 10

Do I need 20% down to avoid PMI on a conventional loan?

Accepted Answer

Yes. On a conventional loan, 20% down (80% LTV) eliminates PMI. Below 20% down, PMI applies and the rate may carry a penalty.

Question 11

Can I get a jumbo loan if I'm putting down less than 20%?

Accepted Answer

Possibly, but it's harder. Most jumbo lenders want 20% down. Smaller down payments require excellent credit, significant reserves, and strong compensating factors.

Question 12

What's the difference between FHA and VA loans in San Ramon?

Accepted Answer

Both cap at $1,249,125 here. VA offers zero down with no mortgage insurance (funding fee instead). FHA requires 3.5% down minimum and carries mortgage insurance for the loan term.

Question 13

How long does it take to close on a jumbo loan in San Ramon?

Accepted Answer

Jumbo closings typically take 45–60 days. The extra underwriting scrutiny and appraisal complexity add time compared to conforming loans.

Question 14

What reserves do jumbo lenders want to see?

Accepted Answer

Most jumbo lenders want six months of liquid reserves (mortgage payment, taxes, insurance, HOA). Larger reserves strengthen your application significantly.

Question 15

Can I use a co-signer on a jumbo loan?

Accepted Answer

Yes, but the co-signer's income and credit both factor into qualification. The co-signer may need to be on title, depending on the lender.

San Ramon mortgage questions answered