Question 1

What is the conforming loan limit in San Mateo County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above this amount are jumbo loans and typically require 20% down and a stronger credit profile.

Question 2

Is San Mateo County an FHA high-cost area?

Accepted Answer

Yes. San Mateo is an FHA high-cost area. The FHA loan limit matches the conforming limit at $1,249,125 for 2026.

Question 3

Is San Mateo County a VA high-cost area?

Accepted Answer

Yes. VA loans in San Mateo County follow the high-cost area limit. Eligible veterans can borrow up to $1,249,125 for 2026 with zero down.

Question 4

What credit score do I need to qualify for a conventional loan in Brisbane?

Accepted Answer

Most lenders require a minimum FICO of 620 for conventional loans. Scores of 740 and above typically qualify for the best rates and terms.

Question 5

How much down payment do I need for an FHA loan?

Accepted Answer

FHA requires a minimum 3.5% down payment with a FICO score of 580 or higher. This keeps more cash in your pocket at closing compared to conventional loans.

Question 6

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

Accepted Answer

Yes. At 20% down (80% LTV), you skip PMI entirely. Below 20% down, PMI applies and adds to your monthly payment until you reach 78% LTV.

Question 7

What does the Bespoke development mean for Brisbane's real estate market?

Accepted Answer

The approved mixed-use project at the former Talbot's downtown site brings new commercial activity and affordable housing to San Mateo. This can support long-term property values in the area.

Question 8

Can a veteran with a VA disability rating get the VA funding fee waived?

Accepted Answer

Yes. Veterans with a VA disability rating of 10% or higher qualify for a funding fee exemption. This saves thousands on a zero-down VA loan.

Question 9

What is the median household income in San Mateo County?

Accepted Answer

San Mateo County's median household income is $156,000. This benchmark helps determine USDA eligibility and debt-to-income limits for various loan programs.

Question 10

Can I carry two mortgages while buying in Brisbane?

Accepted Answer

Yes. If you have sufficient equity or savings, you can carry two mortgages during the transition. Lenders typically allow this if your debt-to-income ratio stays under 43%.

Question 11

How long does it take to close on a home in Brisbane?

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA loans may take 45 to 60 days due to additional appraisal and verification requirements.

Question 12

What is a jumbo loan and when do I need one in San Mateo County?

Accepted Answer

A jumbo loan exceeds the $1,249,125 conforming limit. Jumbo loans typically require 20% down, a FICO of 700+, and 6 to 12 months of reserves.

Question 13

Can I get a USDA loan in Brisbane?

Accepted Answer

USDA loans are available only in designated rural areas. Brisbane is urban, so USDA financing is not an option here. FHA or conventional loans are better choices.

Question 14

How does San Mateo County's income level affect my borrowing power?

Accepted Answer

Higher county income supports larger loan amounts. At $156,000 median, most borrowers can qualify for loans well into the conforming range with standard debt-to-income limits.

Brisbane home loan questions answered