Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. FHA and VA loans also cap at that amount. Loans above $1,249,125 are jumbo loans.

Question 2

How much down payment do I need to buy in Tiburon?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA loans allow 3.5% down with a 580+ credit score. VA loans offer zero down for eligible veterans.

Question 3

What credit score do I need to qualify?

Accepted Answer

Most conventional lenders require 620 or higher. FHA accepts 580+ for the 3.5% down program. VA loans have no minimum, though most lenders prefer 620+.

Question 4

Is Marin County an FHA high-cost area?

Accepted Answer

Yes. Marin County is designated an FHA high-cost area. FHA loan limits match the conforming limit of $1,249,125.

Question 5

Is Marin County a VA high-cost area?

Accepted Answer

Yes. VA loans in Marin County follow the high-cost area limit of $1,249,125. This allows VA borrowers to finance larger purchases without jumbo loans.

Question 6

Do I need 20% down to avoid PMI?

Accepted Answer

Yes — 20% down eliminates PMI on a conventional loan. With less than 20% down, PMI applies until you reach 78% loan-to-value.

Question 7

What does the new mountaintop access mean for Tiburon property values?

Accepted Answer

The opening of private open space increases recreational appeal. New hiking access may attract buyers seeking outdoor lifestyle benefits.

Question 8

How does FHA's upfront mortgage insurance work?

Accepted Answer

FHA charges 1.75% upfront mortgage insurance on the loan amount. This gets rolled into your loan balance. Annual MIP continues for life if down payment is under 10%.

Question 9

What's the VA funding fee?

Accepted Answer

VA funding fee is 2.15% at zero down for first-time use. Subsequent VA loans cost 3.3%. Veterans with 10%+ disability rating are exempt.

Question 10

Can I get a jumbo loan in Tiburon?

Accepted Answer

Yes. Jumbo loans above $1,249,125 are available. They typically require 20% down, 700+ credit score, and 6-12 months of reserves.

Question 11

Does my income need to match Marin County's median to qualify?

Accepted Answer

No. Marin County's median household income is $142,785. Lenders use debt-to-income ratios to qualify you, not median income.

Question 12

How long does closing typically take in Tiburon?

Accepted Answer

Most closings take 30 to 45 days from application to funding. Jumbo loans may take longer. Appraisals and title work usually move within standard timelines.

Question 13

What's the difference between FHA and VA loans at this price point?

Accepted Answer

FHA requires 3.5% down minimum; VA allows zero down. FHA charges upfront and annual mortgage insurance; VA charges a one-time funding fee.

Question 14

How does the new seafood restaurant in Point Reyes Station affect the Tiburon market?

Accepted Answer

Bar Auklet's opening in nearby Point Reyes Station adds dining appeal to the region. Improved local amenities can support property values in surrounding Marin communities.

Tiburon mortgage FAQ for Marin County buyers