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San Bruno sits in the heart of the Peninsula's job corridor. Burlingame's 220 Park office tower just hit 100% occupancy with tech tenants like Confluent and Upstart moving in. That employment density supports home values here and keeps buyer demand steady.
A $937,500 purchase in San Bruno at 5.875% runs $4,437 monthly for principal and interest alone. That's on a $750,000 loan with 20% down and a 740 FICO.
5.875%
Interest Rate
$4,437
Monthly P&I
620+ (740+ best)
FICO Required
3% minimum
Down Payment
$750,000
Loan Amount
Conventional Loans in San Bruno
Conventional loans in San Bruno start at 620 FICO for most lenders, but 740+ gets you the best pricing. You'll need at least 3% down to qualify, though 20% down kills PMI. The conforming limit here is $1,249,125, so anything under that avoids jumbo pricing.
San Mateo County's median household income of $156,000 buys you into the $900K-$1.1M range comfortably on a conventional loan. Debt-to-income caps out at 43-50% depending on the lender, so a $4,437 monthly payment works for households earning $125K+.
California's conventional market splits between retail banks, credit unions, and mortgage brokers. Retail lenders like Wells Fargo and Bank of America move slower but offer in-person support.
Fannie Mae and Freddie Mac set the rules for all conventional loans statewide. PMI cancels at 78% LTV automatically or at 80% LTV on request.
Conventional pencils in San Bruno above $750K where FHA's lifetime mortgage insurance becomes expensive. At the $937,500 price point, a 20% down conventional loan beats FHA by roughly $200-250 monthly because FHA MIP never cancels.
Below $600K, FHA's lower rate and 3.5% down requirement can make sense if you're cash-constrained. Above $750K, conventional with 20% down is the move. San Bruno's job market and median income support that down payment for serious buyers.
FHA loans run lower rates than conventional but carry mortgage insurance for the life of the loan if you put down less than 10%. At the $937,500 price point, that insurance cost outweighs the rate advantage.
A 5/1 ARM might start below conventional but adjusts after year five. If you plan to stay in San Bruno long-term, the fixed rate locks certainty.
Downtown San Mateo's restaurant scene just got a boost. Reposado, a fine-dining Mexican spot, opened at 311 Baldwin Avenue in February 2026.
San Mateo City Council is weighing a regional transit tax to fund Caltrain and BART improvements. If that measure passes, commute times from San Bruno to downtown San Francisco could improve.
On a $750,000 loan at 5.875% with 20% down, principal and interest run $4,437 monthly. Add property taxes, insurance, and HOA fees — total housing cost typically runs $5,800-$6,200. That assumes a 740 FICO and 30-day lock as of April 8, 2026.
Yes. At 20% down (80% LTV), there is no PMI and no rate penalty. Below 20% down, PMI applies until you hit 78% LTV through payments or 80% LTV on request. PMI typically runs 0.5-1.5% annually depending on your down payment and credit score.
Most lenders start at 620 FICO, but 740+ gets you the best rates. At 620-679, expect a rate bump of 0.5-1%. San Mateo County lenders compete hard on conventional, so shop multiple quotes even with good credit.
Yes. Conventional loans accept 3% down, but you'll carry PMI until you reach 78% LTV. At a $937,500 purchase with 5% down ($46,875), you'd need PMI for roughly 12-15 years. Run the math: sometimes FHA's lower rate wins with small down payments.
Brokers and credit unions typically close in 21-30 days. Retail banks run 30-45 days. Appraisal, title, and underwriting are the bottlenecks. Lock your rate early and submit documents fast to hit the faster end of that range.