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Half Moon Bay's coastal location and proximity to San Francisco keep buyer interest steady. At 6.25%, a $750,000 conforming loan carries a $4,618 monthly payment for principal and interest.
The county's median household income of $156,000 supports purchases in the $800,000 to $900,000 range comfortably. Most buyers here put 15% to 20% down on single-family homes.
6.25%
Interest Rate
$4,618
Monthly P&I
620
Minimum FICO
5% to 20%
Down Payment
$1,249,125
2026 Conforming Limit
Conforming Loans in Half Moon Bay
Conforming loans require a minimum 620 FICO, though 740+ gets the best rates and terms. Down payments range from 5% to 20%, with 20% eliminating PMI entirely.
San Mateo County's median household income of $156,000 qualifies most buyers for mortgages in the $600,000 to $1,000,000 range. Debt-to-income limits typically cap at 43% to 50%.
Local decision guide
Use this guide to connect conforming loans eligibility, lender expectations, and local market factors before comparing payment options in Half Moon Bay.
Half Moon Bay's coastal location and proximity to San Francisco keep buyer interest steady. At 6.25%, a $750,000 conforming loan carries a $4,618 monthly payment for principal and interest.
The county's median household income of $156,000 supports purchases in the $800,000 to $900,000 range comfortably. Most buyers here put 15% to 20% down on single-family homes.
Conforming loans require a minimum 620 FICO, though 740+ gets the best rates and terms. Down payments range from 5% to 20%, with 20% eliminating PMI entirely.
California lenders compete heavily on conforming loans, with both retail banks and mortgage brokers offering similar rates and terms. Agency guidelines are consistent across lenders, making rate shopping straightforward.
Closing timelines typically run 30 to 45 days for conforming purchases. Brokers often match or beat bank rates because they access multiple wholesale lenders.
Conforming loans make sense for Half Moon Bay buyers with 5% to 20% down and credit scores above 680. The fixed rate removes rate-adjustment risk over 30 years.
Above the $1,249,125 conforming limit in 2026, jumbo loans apply and carry higher rates. Below that, conforming is the most cost-effective path.
FHA loans run lower rates but carry lifetime mortgage insurance if down payment is under 10%. Conforming at 20% down skips PMI entirely, making it cheaper over time.
VA loans offer zero down for eligible veterans with no mortgage insurance. Conforming requires a down payment but has no funding fee for non-veterans.
San Mateo's downtown Bespoke mixed-use development brings new commercial space and affordable housing to the former Talbot's site. That kind of investment supports property values for buyers committing to the area long-term.
Half Moon Bay's coastal schools and proximity to Silicon Valley employers make it attractive to families and remote workers. The county's median household income of $156,000 reflects strong local earning power.
Conforming loan volume in California remains steady as buyers balance fixed-rate security against rising home prices. Half Moon Bay's $800,000 to $900,000 median purchase price sits comfortably within the conforming range.
Interest rate competition among California lenders keeps conforming spreads tight. Brokers and banks both offer comparable pricing, making rate shopping essential.
At 6.25% on a $750,000 loan, principal and interest run $4,618 per month. Add property taxes, insurance, and HOA fees for your total payment. This scenario assumes 80% LTV, 740 FICO, 30-year fixed, primary residence, priced as of July 22, 2026.
Yes — 20% down (80% LTV) eliminates PMI entirely. Below 20%, PMI applies and cancels automatically at 78% LTV. You can request cancellation at 80% LTV if you've paid on time.
Minimum 620 FICO qualifies, but 740+ gets the best rates and terms. Most lenders price better rates starting at 680 FICO. Scores above 760 see the lowest pricing.
Typical timeline is 30 to 45 days from application to funding. Appraisal, title, and underwriting are the main steps. Coastal properties sometimes take longer for appraisals.
The 2026 conforming limit is $1,249,125. Loans above that amount require jumbo financing, which typically carries a higher rate and stricter down-payment requirements.