Question 1

What's the 2026 conforming loan limit in Marin County?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo and carry different rates and terms. Most Sausalito purchases fall into jumbo territory.

Question 2

Do I need 20% down to buy in Sausalito?

Accepted Answer

Yes — conventional loans accept 5% down with PMI. FHA allows 3.5% down with a 580+ FICO. VA offers zero down for eligible veterans. Jumbo loans typically require 10% to 20% down.

Question 3

What credit score do I need to qualify?

Accepted Answer

Conventional loans typically start at 620 FICO. FHA goes down to 580 FICO. VA has no official floor but most lenders want 620+. Jumbo loans usually require 700+ FICO and stronger reserves.

Question 4

Is Marin County an FHA high-cost area?

Accepted Answer

Yes. Marin is designated a high-cost area for FHA. The FHA limit here matches the conforming limit at $1,249,125 for 2026. This means FHA can finance up to that amount.

Question 5

Is Marin County a VA high-cost area?

Accepted Answer

Yes. Marin qualifies as a VA high-cost area. VA loans can go up to $1,249,125 in 2026. Zero-down VA financing is available at that ceiling.

Question 6

How much does PMI cost on a conventional loan?

Accepted Answer

PMI typically runs 0.5% to 1.5% annually on the loan amount. On a $600,000 loan with 10% down, expect $200 to $600 per month. PMI cancels at 78% LTV or 80% LTV on request.

Question 7

What's the difference between FHA MIP and conventional PMI?

Accepted Answer

FHA charges an upfront MIP of 1.75% of the loan amount. Annual MIP runs 0.55% to 0.80%. If down payment is under 10%, MIP stays for the loan's life. With 10%+ down, it cancels after 11 years.

Question 8

Can I use a VA loan to buy in Sausalito?

Accepted Answer

Yes. VA loans work in Sausalito with zero down for eligible veterans, active duty, and surviving spouses. You'll need a Certificate of Eligibility. The funding fee replaces PMI—2.15% at zero down for first use.

Question 9

What does a VA disability rating do for my loan?

Accepted Answer

A 10% or higher VA disability rating exempts you from the funding fee. Without that rating, the funding fee applies. First-time VA use at zero down costs 2.15%; subsequent uses cost 3.3%.

Question 10

Do jumbo loans cost more than conforming loans?

Accepted Answer

Yes. Jumbo rates typically run 0.125% to 0.5% higher than conforming. Jumbo loans also require stronger credit (700+), larger down payments (10-20%), and more reserves. The tradeoff is access to higher loan amounts.

Question 11

How does the new Point Reyes restaurant affect Sausalito's market?

Accepted Answer

The Bar Auklet opening in Point Reyes Station signals investment in the broader Marin community. More dining and recreation options strengthen the region's appeal to buyers. Local development often supports home values in nearby Sausalito.

Question 12

What's happening with the mountaintop opening in Marin?

Accepted Answer

A privately owned Marin mountaintop is opening to the public for hiking for the first time in decades. This adds outdoor recreation access near Sausalito. More public land access can appeal to buyers seeking outdoor lifestyle.

Question 13

How does Marin's median income affect my qualification?

Accepted Answer

Marin's median household income is $142,785. Lenders use income ratios to qualify you—typically 43% to 50% of gross income toward housing. Higher local incomes mean buyers here often qualify for larger loans.

Question 14

Can I lock my rate for 60 days?

Accepted Answer

Most lenders offer 30-, 45-, and 60-day rate locks. Longer locks cost more in points or rate. For Sausalito's competitive market, a 60-day lock gives you time to inspect and appraise without rate risk.

Question 15

How long does closing take in Sausalito?

Accepted Answer

Conventional closings typically take 30 to 45 days. FHA and VA can run 40 to 60 days due to appraisal and inspection requirements. Jumbo loans may take 45 to 60 days. Sausalito's market moves fast, so start early.

Sausalito home loan questions answered