San Francisco Jumbo Loans (2026): The $1,249,125 Line, Who Qualifies and How to Get Approved

By David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, NMLS 1862492 · Updated November 9, 2026

Short answer: In San Francisco, a mortgage on a one-unit home is a jumbo loan when the loan amount is above $1,249,125. That is the 2026 conforming limit for San Francisco County, set by the Federal Housing Finance Agency (FHFA). Loans above the $832,750 national baseline and up to $1,249,125 are high-balance conforming loans, which exist only in FHFA high-cost areas such as San Francisco. Above the line, each jumbo lender writes its own rules for credit, reserves, income and the property. Those differences can decide whether you qualify at all. iQRATE Mortgages is licensed in California and shops more than 100 lenders on complex files.

Ready to check your numbers? Call or text (702) 766-3744, apply now or schedule a call.

San Francisco is one of the few cities where the jumbo question comes up on ordinary homes. The California Association of Realtors put the city's median single-family price at about $1,875,000 in August 2026, well above the conforming limit. For most single-family buyers, the real question is not “do I need a jumbo?” It is “which lender's jumbo rules fit my income, my assets and this property?”

This page answers that question for San Francisco. It covers:

• the 2026 limits and how to tell which side of the line your loan falls on
• ways to stay under the line, and the trade-offs
• the properties that complicate San Francisco jumbo files: condos, TIC shares and multi-unit buildings
• how RSU, bonus and self-employed income are judged
• local costs at jumbo prices, and refinancing
• what to ask any lender or broker before you share documents

For conventional, FHA, VA and other loans across the city, see our San Francisco mortgage broker page. For the rest of the state, see our California mortgage broker page.

Key facts for 2026

• Jumbo line, one-unit home, San Francisco County: a loan above $1,249,125 (FHFA conforming loan limits). San Francisco is an FHFA high-cost area.
• National baseline: $832,750. In San Francisco, one-unit loans above that and up to $1,249,125 are high-balance conforming.
• FHA limit in San Francisco: also $1,249,125 for a one-unit home.
• VA: veterans with full entitlement have no VA loan limit. Individual lenders may set their own maximums (VA loan limits).
• Single-family median: about $1,875,000 in August 2026, up about 25% from a year earlier, with only 1.3 months of supply. This is the California Association of Realtors figure, as summarized on our San Francisco mortgage broker page.
• Typical value across all homes, condos included: about $1,131,146 (Zillow, September 2026).
• Transfer tax at jumbo prices: $7.50 per $1,000 of price from $1 million to $5 million, and $22.50 per $1,000 from $5 million to $10 million. By local custom the seller pays.
• Licensing: iQRATE Mortgages, NMLS 1862492; David Ghazaryan, NMLS 1486726. The company is licensed in Nevada, California, Texas and Florida.

What counts as a jumbo loan in San Francisco in 2026?

The jumbo line is set by the loan amount, not the price. A $2,000,000 home can carry a conforming loan if the buyer borrows $1,249,125 or less. A lower-priced home can need a jumbo if the loan is larger than that.

San Francisco County is an FHFA high-cost area. That creates three tiers, not two.

Source: FHFA announcement of 2026 conforming loan limit values. FHFA's full 2026 county loan limit list also shows higher limits for two- to four-unit properties. Confirm the current figure for your property type before you write an offer.

Watch for old numbers. Some San Francisco jumbo pages still show $1,209,750 as the local limit and $806,500 as the national line. $806,500 was the 2025 baseline, and neither figure is the 2026 limit. For 2026, the numbers are $1,249,125 for San Francisco and $832,750 for the national baseline. A quote built on the old line can put your loan in the wrong tier.

Why does the tier matter so much?

Below the line, lenders work from the same agency guidelines. Above it, every jumbo lender writes its own rulebook. One lender may count your RSUs in full while another discounts them. One may want more months of reserves than another. One may say no to a building that another will finance. Those differences decide whether you qualify, not just what you pay. That is why the number of lenders who see your file matters more on a jumbo than on a conforming loan.

For a side-by-side look at the two tiers in other California high-cost markets, read high-balance vs. jumbo loans in Los Angeles and San Diego. For how one lender's rules can shrink the income it counts, see jumbo loan denial: why Los Angeles lenders devalue income.

How much can you borrow before you cross $1,249,125?

The quickest test is the loan amount. Take the price, subtract the cash you plan to put in, and compare what is left with $1,249,125. On a one-unit home, a loan of $1,249,125 or less is high-balance conforming (or baseline conforming at $832,750 or less). Anything above $1,249,125 is a jumbo.

A few practical points follow from that math:

• Near $1 million: any loan on a $1 million home is below $1,249,125, whatever you put down. That price never forces a jumbo on its own.
• Near $2 million: to stay conforming, you would need to bring the full difference between the price and $1,249,125 in cash, plus closing costs.
• Higher prices: the cash needed to stay under the line grows dollar for dollar with the price. At those levels the question is usually not whether you need a jumbo. It is which lender's loan-size tiers, reserve rules and income documents fit your file.

Keep one more thing in mind. The lender will also want reserves left after closing, so every dollar spent on the down payment is a dollar that can't count toward reserves.

This is simple math on price only. It is not a quote, an offer or any lender's minimum. Down payment and loan-to-value limits are set by each lender, and the maximum loan-to-value usually drops as the loan gets larger.

Why do most San Francisco single-family purchases need a jumbo loan?

The short answer is prices. Here is how the published San Francisco figures line up against the 2026 limit.

These figures are summarized, with their sources, on our San Francisco mortgage broker page. Zillow's index is a smoothed typical value, not a median sale price. A home's price is also not its loan amount: your cash decides which tier the loan lands in.

Together, the figures tell one story. The typical single-family home sits well above the jumbo line. The citywide typical value sits below it, because condos are included, and condos have been the softer side of the market. In practice:

• Single-family homes usually mean a jumbo loan, unless the buyer brings a very large amount of cash.
• Condos often land in the high-balance tier. The building still has to pass the lender's review.
• TIC shares need a fractional TIC loan, which only a handful of lenders offer.

With only 1.3 months of single-family supply, a pre-approval where a lender has already reviewed your income, assets and credit carries more weight than a quick prequalification. On a jumbo file, that review should also cover reserves and how your equity pay will be counted.

Can you stay under the line on a home priced above $1,249,125?

Sometimes. Because the tier follows the loan, some buyers above the limit can stay conforming. There are two common routes:

• Bring more cash. A larger down payment can bring the loan to $1,249,125 or less, so it becomes a high-balance conforming loan.
• Split the financing. Some buyers pair a conforming first mortgage with a second lien instead of taking one jumbo loan.

Neither route is automatically cheaper. Which one costs less depends on your credit, your reserves, how long you plan to keep the loan and the pricing available that day. A bigger down payment also leaves less in reserves, and reserves matter in every tier. We lay out the total cash to close and the fees for each option on official Loan Estimates before you decide.

For a broader look at comparing offers, see how to shop strategically for a jumbo loan in California. Our Nevada guide to jumbo vs. piggyback loans walks through the same one-loan-or-two trade-off using Clark County numbers.

Which San Francisco properties raise extra jumbo questions?

In many cities, the property is the easy part of a jumbo file. In San Francisco, it often is not. Lenders look at the building, the ownership structure and how you plan to use the home, alongside your own credit and income.

Condos: high-balance or jumbo?

A San Francisco condo loan can land in either tier. At or below $1,249,125, it is high-balance conforming. Above that, it is a jumbo. Either way, the lender reviews the building as well as you. HOA dues, special assessments and the building's master insurance policy all feed into the approval.

A project can be called non-warrantable when, for example, a large share of units are investor-owned, one entity owns too many units, the HOA is in litigation, or commercial space exceeds a set share. Non-warrantable doesn't mean unfinanceable. Portfolio and non-QM jumbo lenders can lend on many of these projects. They usually want a larger down payment, more reserves and a full condo questionnaire from the HOA. Order the HOA questionnaire and budget early, because a slow management company is one of the most common reasons a condo closing slips.

Read more in Is your San Francisco condo blocking your jumbo mortgage?, our jumbo condo guide for Los Angeles and San Diego and our portfolio loans page. Our Nevada article on high-rise condo jumbo loans and warrantability explains how a project review works step by step.

TIC shares: start with the lender list

Our San Francisco mortgage broker page notes that a TIC unit is financed with a fractional loan secured only by your share, that only a handful of lenders make these loans, and that lenders want a solid TIC agreement. For a buyer looking at a higher-priced TIC share, that short lender list is the first thing to work through. Each of those lenders reviews the TIC agreement and the building before it will lend. If you are touring TIC listings, talk with us before you make an offer and ask which lenders may consider that building and that agreement.

Multi-unit buildings, second homes and older homes

Two- to four-unit buildings use higher FHFA limits than single homes, so confirm the figure for your unit count first. Most multi-unit buildings built before 1979 fall under the city's Rent Ordinance. If you plan to count rent from other units, ask early which rent figure the lender will use. The city's rent and short-term rental rules are covered on our San Francisco mortgage broker page.

If the home has unpermitted work, see our guide to jumbo loans for homes with unpermitted work in California. Planning work after you buy? Browse our renovation loan articles.

How do lenders judge a San Francisco jumbo file?

Every jumbo lender sets its own guidelines. These are the areas they review, and what usually moves the answer.

These are typical ranges across lenders we compare, not a commitment to lend. Requirements vary by lender and change often.

What counts as reserves?

Reserves are the liquid funds you still have after your down payment and closing costs. Lenders measure them in months of the full housing payment: principal, interest, property taxes, insurance and any HOA dues. They are one of the biggest differences between jumbo and conforming loans.

• What usually counts: checking, savings, money market and brokerage accounts. Vested retirement accounts also count, often at a discounted value.
• What usually doesn't count: gift funds, HELOC or other borrowed money, and in many cases business assets. Business assets may count if the lender accepts a CPA letter.
• What raises the requirement: larger loans, second-home or investment occupancy, non-traditional income documents, and each additional financed property you own.

Lenders want reserves seasoned in your accounts, commonly for about two months of statements. Large recent deposits need a paper trail. If you plan to sell stock or move money between accounts, tell us before you apply. We calculate reserves in dollars before you write an offer.

How a debt-ratio limit works

Your debt-to-income ratio is your total monthly debt divided by your monthly income. The new house payment counts, and so do car, card and other loan payments. If a lender's limit is 43%, your total monthly debts, new house payment included, can be no more than 43% of the monthly income that lender counts.

Each lender sets its own debt-ratio limit, and the income it counts may differ from what you earn. That last point matters most for equity-paid and self-employed buyers. The ratio is only as good as the income the lender agrees to count, which is covered next.

Does a jumbo loan need mortgage insurance?

Most jumbo loans don't use standard private mortgage insurance. Lenders usually manage that risk through the down payment and reserves instead. Some programs price the risk differently. Ask each lender how it handles it.

Can I qualify with RSUs, bonuses or self-employed income?

Often, yes. San Francisco buyers are often tech and finance professionals with RSUs and bonuses. Those files, along with self-employed files, are where lender rules differ the most.

On RSUs: restricted stock is one of the reasons David lists when a first lender can't approve a file. That does not by itself mean the income is unusable. It may mean that lender's rule did not fit, and another lender may count it differently. Our guides go deeper on qualifying for a California jumbo loan with RSUs, using RSU income for a San Jose jumbo loan, unvested RSUs, vested stock and how stock swings affect a Bay Area jumbo loan.

On self-employed income: write-offs that lower your tax bill also lower your qualifying income. A bank-statement or asset-depletion jumbo can qualify the same person on a different basis, and some lenders accept profit-and-loss statements. These non-QM programs usually come with their own credit minimums, larger down payments and larger reserve requirements. Pricing differs too. When a file could fit either path, we compare a full-documentation option and a non-traditional option side by side. See our self-employed page, California jumbo loan denied? Use bank statements instead, combining business incomes for a California jumbo loan, excluding business debt from a California jumbo loan and jumbo loans for high-revenue California businesses.

On assets: retirees and buyers with large portfolios but little employment income can sometimes qualify on the assets themselves. See our jumbo loan guide for California buyers with unique assets.

Fixed, adjustable or interest-only?

• Fixed-rate jumbo: the principal-and-interest payment stays the same for the term. It suits buyers who plan to keep the home and the loan a long time.
• Adjustable-rate (ARM) jumbo: the rate is fixed for an initial period, then adjusts on a set schedule within caps. It can suit buyers who expect to sell, move or refinance before the fixed period ends. The trade-off is payment risk later.
• Interest-only jumbo: some lenders allow interest-only payments for an initial period. It can help buyers with uneven income or large liquid assets manage cash flow. You build no equity through payments during that period, and lenders usually want more down and more reserves. See our California interest-only jumbo loan guide.

We show each structure on official Loan Estimates so you can compare them line by line. Ask us for today's numbers on your own file.

What does San Francisco add to the cost of a jumbo purchase?

Two local items matter most at jumbo prices: the city's transfer tax and how Proposition 13 resets your property tax.

Transfer tax at jumbo prices

San Francisco charges one combined city-and-county transfer tax, with the rate set by price tier. A purchase between $1 million and $5 million is taxed at $7.50 per $1,000 of price. A purchase between $5 million and $10 million is taxed at $22.50 per $1,000, and higher tiers apply above that. By local custom, the seller pays.

The full tier schedule is on our San Francisco mortgage broker page. Confirm current tiers with the city before you rely on a figure.

Proposition 13 and your qualifying payment

When a San Francisco home sells, Proposition 13 resets its assessed value to the purchase price. After local levies, the total tax usually runs about 1.1–1.3% of the price, and a supplemental tax bill follows the purchase.

On a jumbo file this matters more than most buyers expect. The lender builds your housing payment around the tax at your price, not the seller's older bill. That figure flows into your debt-to-income ratio and into the dollar amount of reserves you need, since reserves are counted in months of the full payment. A listing that shows the seller's older tax bill can understate what the home will cost you to carry.

Other closing cost lines

Every line is itemized on your Loan Estimate. We don't quote a one-size range, because San Francisco costs depend on price, property type and loan type. To compare across states, see closing costs by state.

Can you refinance a San Francisco jumbo loan?

Yes. The same lender-by-lender rules apply to refinances, with three points worth knowing:

• Rate-and-term vs. cash-out. Lenders usually allow a lower maximum loan-to-value on a cash-out refinance than on a rate-and-term refinance.
• The tier follows the new loan. If your balance has come down, or you bring cash to the refinance, a new loan at or below $1,249,125 can be high-balance conforming, even if your original loan was a jumbo.
• ARM borrowers near the end of a fixed period should compare a new ARM, a fixed-rate jumbo and a conforming loan with a principal paydown before the first adjustment.

Two of David's files show both paths. A self-employed client who bought a Las Vegas home with a jumbo came back a year later for a no-cash-out jumbo refinance that went from submission to clear to close in about 12 days. Another borrower who closed a jumbo in 2024 later refinanced into a high-balance conventional loan. Both are told in full below. See our refinance page or schedule a call to compare options; terms vary by lender.

What happens between offer and funding on a San Francisco jumbo?

Many jumbo files move on a normal escrow timeline when documents are ready up front. Second appraisals, condo or TIC reviews, credit committees and non-traditional income documents can all add time. We build the timeline around your file on the first call.

Documents to gather before you write an offer

• Identity and credit: government-issued ID and authorization to pull credit for every borrower.
• Salaried and equity income: recent pay stubs and two years of W-2s. For bonus or RSU income, add the history and vesting records that show it is likely to continue.
• Self-employed income: two years of personal and business tax returns for full-documentation programs. For bank-statement programs, 12 to 24 months of statements and a CPA letter.
• Assets and reserves: the two most recent statements for every checking, savings, brokerage and retirement account you plan to use, with explanations for large deposits.
• Real estate you own: mortgage statements, tax and insurance bills, HOA statements and leases for each property.
• The new property: the signed purchase contract and HOA contact information. For condos, add the HOA questionnaire and budget. For a TIC, add the TIC agreement.

Buying in a trust or an LLC? See a California jumbo loan in a living trust, jumbo loans in a trust for California buyers and closing a jumbo loan in an LLC in California.

Moving money from abroad or earning foreign income? See foreign funds for a California jumbo loan, foreign income jumbo loans in California, foreign documents for a California jumbo loan and E-2 visa jumbo loans in California.

Why use a broker for a San Francisco jumbo loan?

A bank can offer only its own jumbo product. A broker can take the same file to many lenders. That matters more on jumbo loans than on conforming ones, because every jumbo lender writes its own rules. One lender's no on RSU income or a TIC share can be another lender's yes.

Use this checklist when you interview any lender or broker, including us.

Red flags:

• A quote that uses $1,209,750 or $806,500 as the 2026 line.
• A rate quoted before anyone has looked at your credit, income, assets and property type.
• No mention of reserves, a second appraisal or a condo review on a large loan.
• Pressure to commit before you have compared Loan Estimates.
• A lender that tells you every program but its own is “impossible.”

Learn more about iQRATE and David.

What has David closed on hard jumbo files?

These are real files from David's desk. We don't present any of them as San Francisco closings. Most are Las Vegas-area files, one is a builder purchase in California's Central Valley, and not every file names a city. We include them because they show how hard jumbo files get solved: income that does not arrive like a paycheck, appraisals that come in low, and lenders that need a second look. Names and details are removed, and figures are rounded to protect client privacy.

“I have been a mortgage broker for more than 15 years. Every file has a moment where it could go either way.” — David Ghazaryan

Our Las Vegas jumbo loan guide also summarizes: “in summer 2025 we closed a roughly $2.45M owner-occupied Nevada jumbo purchase, application to funding in about nine weeks. A $2.0M California jumbo purchase closed in 22 days.” That guide doesn't name the California city, so we don't present that purchase as a San Francisco loan.

A California builder purchase, qualified on one income

The stakes: In early 2026, a couple was buying a brand-new home from a builder in California's Central Valley, priced near $2.5 million.

Where it almost fell apart: The builder would not set the final price until the house was nearly done. Then the income review showed the co-borrower's business was running at a loss. That loss could sink the debt ratio.

The turn: David's team built the whole file around the loan amount months ahead. Then they qualified the loan on one borrower's income alone. The debt ratio landed near 49%, inside the limit.

The payoff: About $2 million in jumbo financing, from submission to approval in about two and a half weeks.

Content creator: from a capped pre-approval to a jumbo

The stakes: In spring 2023, a self-employed social media content creator came to David to buy her first home. Her income was real, but it came in waves.

Where it almost fell apart: One older tax year showed low income. That single year capped her pre-approval well below the homes she was touring.

The turn: “We did not force it. We made a plan.”

• She filed the next year's return first.
• The team recalculated two years of income.
• They counted a car payment she made through her business, so underwriting would find no surprises.

In spring 2024 she got the keys to a Las Vegas home near $600,000.

The payoff: By spring 2026 her business had grown. She bought a larger Las Vegas home with a jumbo loan near $2 million. At that size the file went to a credit committee and through several approval revisions. The loan amount never moved. It closed in about a month.

Lumpy income and a shorter-term jumbo

The stakes: In summer 2025, a self-employed entertainment and event promoter wanted a luxury primary home in Las Vegas. They wanted a shorter-term fixed jumbo, which carries a far bigger payment than a longer term. Every number had to hold.

The turn: The team built the file around reserves and a clear income story. The appraisal came back a bit above the price. The debt ratio landed near 30%.

The payoff: The purchase closed about ten weeks after application. In summer 2026 the client came back for a no-cash-out jumbo refinance. The file went from submission to clear to close in about 12 days.

The appraisal that came in short

The stakes: In 2025, a self-employed Las Vegas homeowner was refinancing a jumbo loan. The tax returns did not show real cash flow, so the team used 12 months of bank statements instead.

Where it almost fell apart: The appraisal came in at about $1.85 million, well below the value they expected.

The turn: Because the loan started at low leverage, there was room to absorb the hit. The loan amount stayed where it was.

The payoff: The loan funded in winter 2025. Not one dollar was cut.

A 90% debt ratio on paper

The stakes: In 2024, a family needed a loan near $775,000, a jumbo. The down payment was a gift from family.

Where it almost fell apart: Measured the full-documentation way, the debt ratio came out near 90%. No full-documentation lender approves that.

The turn: The team switched to business bank statements to show income and documented the family gift step by step.

The payoff: The loan closed in summer 2024. In fall 2025 the borrower came back and refinanced into a high-balance conventional loan.

Unconventional high earners, in David's words

“One of the most unusual clients I've worked with was a YouTube gamer buying a home in the Las Vegas valley for roughly $3 million. Twenty years ago, a buyer purchasing a house at that price was probably a physician, an executive, or a business owner with traditional financial statements. This buyer had built a career playing video games in front of an online audience. His team later came back to me about refinancing that primary residence. The challenge was making sure the lender understood the real financial picture rather than judging his ability to repay by his job title. I don't quote a bank-versus-broker savings figure without comparing the actual offers, so I won't put one here.”

“He wasn't my only unconventional high-income client. I've also worked with a music producer and an Instagram influencer. A producer's revenue might arrive through royalties, licensing agreements, production fees, and business entities, and some of it can be irregular even when the business is well established. An influencer may receive advertising revenue, sponsorship payments, and other business income. A bank's standard tax-return calculation may not always provide the best qualification method. That doesn't mean we can count every dollar that enters the account. It means we need to understand which receipts are eligible income and find a lender whose documentation requirements fit the borrower. I started in the mortgage industry in 2005 and have worked in tax preparation since 2008, and that combination matters on files like these.”

The same logic applies to San Francisco equity pay. RSUs, bonuses and business income can all be real and still be counted differently from one lender to the next.

When the first lender says no

“I don't begin by assuming the first lender made a mistake. I find out exactly why it couldn't approve the transaction: income calculation, insufficient reserves, restricted stock, a debt-to-income limit, or a property that didn't meet appraisal requirements. Those are very different problems. Then I decide whether the issue can be corrected with documentation or whether the borrower genuinely needs a different program. A successful strategy starts with the financial facts, not with submitting the same file to another bank.” — David Ghazaryan

David explains these problems on video too: watch Why Banks Deny Your Jumbo Loan Despite High Revenue.

Client stories use rounded numbers from real files with names removed. Past results do not guarantee future outcomes. All loans are subject to credit approval. Equal Housing Opportunity. iQRATE Mortgages LLC NMLS 1862492. David Ghazaryan NMLS 1486726.

What do clients say about iQRATE?

These are real reviews, quoted word for word. They describe our company and David overall. They are not San Francisco loans, and they are not a promise about your loan. Reviewers are named as they appear on the source platform, with the city shown there when the platform shows one.

Ratings:

• Experience.com: 5.0 from 87 reviews (October 2026)
• Google: 5.0 from 77 reviews
• Yelp: 5.0 from 51 reviews
• Zillow: 5.00 from 9 reviews

“Outstanding service with the help from this team! Everything was smooth, effortless, and headache free! They answered all my questions with ease & I will recommend friends and family as well! I most definitely will continue using this company for future mortgage needs!” — Ryan L., 5-star review on Google

“iQrate Mortgage and all of their staff work very hard to make sure every single person that walks into their office leaves with ALL their questions answered. I just completed my refinance with iQRate Mortgage and I am extremely happy of the turnaround. They are fast, honest, and fair. I highly recommend everyone to their office, you will not regret it.” — Marine G. (South Shores, Las Vegas, NV), 5-star review on Yelp

“His work is quick, efficient, and reliable.” — Eddieyervinyan, Zillow-verified review

“David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest! I would highly recommend their team as they will find a way to get it done!”

— Lydia Z. (Menifee, CA), 5-star review on Yelp

“Very efficient and transparent service. They go above and beyond to deliver the loan closure on time even in a very tight time line. Also very resourceful and knowledgeable staff. I'll go to them again next time I need a loan.”

— Rita S. (Los Angeles, CA), 5-star review on Yelp

“Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing.”

— Oksana K., 5-star review on Google

“David was very professional and went above and beyond to make sure I understand the loan procedure. In addition, he went with me to my closing because I expressed that I would be more comfortable with him there to explain the documents to me. He was there and ensured a smooth transaction. Everything completed as expected. I would definitely recommend him to my friends and family.”

— Jasmin (Las Vegas, NV), 5-star review on Zillow

These additional reviews are also real and quoted word for word. Lydia Z. is a Yelp reviewer in Menifee, California. Rita S. is a Yelp reviewer in Los Angeles. Oksana K. reviewed iQRATE on Google, and Jasmin reviewed David on Zillow from Las Vegas. None is confirmed to be a San Francisco or jumbo loan, and none is a promise about your loan.

“He was there and ensured a smooth transaction.” — Jasmin, Zillow-verified review

The two Zillow reviews are public reviews on David's mortgage profile; neither is confirmed to be a jumbo loan. Read our Zillow reviews or see all client reviews.

Buying before you sell, or moving between San Francisco and Nevada?

Buying before you sell in San Francisco. Carrying two housing payments raises your debt-to-income ratio. Common options are a bridge loan, a HELOC on your current home, or qualifying with both payments. Some lenders can leave out the departing home's payment if you have a signed sale contract or enough equity and reserves. Which option fits depends on your equity, income and reserves. See our California jumbo bridge loan guide.

Selling in San Francisco and buying in Nevada. The jumbo line drops when you cross the state line. In Clark County, Nevada, the 2026 one-unit limit is $832,750. Clark County is not a high-cost area, so there is no high-balance tier there: any one-unit loan above $832,750 is a jumbo. Washoe County (Reno and Sparks) uses the same $832,750 one-unit limit. A loan of $1,249,125 is conforming in San Francisco and a jumbo in Nevada.

Nevada also charges transfer tax differently. Clark County real property transfer tax is $2.55 per $500 of value, per the Clark County Recorder RPTT tax tables and the Nevada Department of Taxation.

iQRATE is licensed in both California and Nevada, so one team can work both sides of the move. Start with our Las Vegas jumbo loan guide for Clark County limits and local loan data. Then pick the page for the city you are buying in:

• Inside Las Vegas city limits:Las Vegas jumbo loans: 2026 city loan data and our Las Vegas mortgage broker page.
• Henderson (a separate city in Clark County): Henderson jumbo loans, jumbo loans in MacDonald Highlands, Ascaya and Lake Las Vegas and our Henderson mortgage broker page.
• Summerlin:Summerlin jumbo loans for guard-gated and golf course homes and our Summerlin mortgage broker page.
• North Las Vegas:North Las Vegas jumbo loans.
• Reno, Sparks and Carson City:Reno jumbo loans, Sparks jumbo loans, Carson City jumbo loans, our Reno mortgage broker page and getting a Reno or Incline Village loan with California income.

Also read California to Las Vegas: a jumbo loan before selling your home, buying a Las Vegas home before you sell your current one and our Nevada mortgage broker page.

Tools and guides for San Francisco jumbo buyers

Tools. The jumbo check tools on our Las Vegas jumbo loan guide do simple math only. They do not use interest rates, quote a payment or approve a loan. They were written for Clark County, Nevada, so compare any loan amount you enter with $1,249,125 for San Francisco. For more, see our mortgage calculators.

Videos. Watch Why Banks Deny Your Jumbo Loan Despite High Revenue, Jumbo Loans and Trusts: Why Your Mortgage Terms Stay Fixed and Why Lenders Are Denying Your Jumbo Trust Loan, browse all iQRATE videos or visit our YouTube channel.

Privacy and ownership.Anonymous jumbo loans in California: a privacy guide, anonymous jumbo loans in Beverly Hills and La Jolla, trust vs. LLC for jumbo loan privacy and buying a California home in a trust.

Bay Area and other California broker pages.San Jose, Oakland, Fremont, Sacramento, Roseville, Los Angeles, Beverly Hills, Pasadena, Long Beach, Irvine, San Diego and Carlsbad.

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Frequently asked questions about San Francisco jumbo loans

What is the 2026 jumbo loan limit in San Francisco?

For 2026, a loan on a one-unit home in San Francisco County is a jumbo loan when it is above $1,249,125, per FHFA. One-unit loans above $832,750 and up to $1,249,125 are high-balance conforming loans.

Do I need a jumbo loan to buy a house in San Francisco?

Usually, for a single-family home. The California Association of Realtors put the San Francisco single-family median at about $1,875,000 in August 2026, well above the conforming limit. Many condo loans land in the high-balance tier instead.

Is the jumbo line based on the price or the loan amount?

The loan amount. If you borrow $1,249,125 or less on a one-unit home, you are in conforming territory, whatever the price. Borrow more, and the loan is a jumbo.

What is a high-balance conforming loan?

It is a conforming loan above the national baseline of $832,750. These loans exist only in FHFA high-cost areas. In San Francisco, the tier covers one-unit loans up to $1,249,125.

Can I stay under the jumbo line on a home priced above $1,249,125?

Sometimes. A larger down payment can bring the loan to $1,249,125 or less. Some buyers pair a conforming first mortgage with a second lien instead. Compare total cash to close and fees for each route, and remember that cash used for the down payment can't count as reserves.

What credit score do jumbo lenders look for?

Many jumbo lenders look for 700 or higher, and some set higher minimums on larger loans. Each lender sets its own rule.

How much in reserves will a San Francisco jumbo lender want?

Lenders commonly ask for about 6 to 12 months of the full housing payment in eligible accounts after closing. They may ask for more on larger loans, on second homes, or when you own several properties. Because Prop 13 resets the tax to your price, the payment those months are based on reflects your purchase price, not the seller's older bill.

Can I use RSU income to qualify for a jumbo loan?

Often, yes. Lenders look for a vesting history that shows the income is likely to continue, and they differ on how much they count. If one lender discounts your RSUs, another may treat them differently.

Can I get a jumbo loan if I'm self-employed?

Yes. Options include full-documentation loans on tax returns, 12- or 24-month bank-statement jumbo loans, asset-depletion loans and, with some lenders, 1099 or profit-and-loss programs. These have their own credit, down payment and reserve rules.

Will my San Francisco condo loan be high-balance or jumbo?

It depends on the loan amount. At or below $1,249,125 it is high-balance conforming; above that it is a jumbo. In both tiers the lender reviews the building as well as you, so get the HOA documents early.

What if my condo building is non-warrantable?

Non-warrantable doesn't mean unfinanceable. Portfolio and non-QM jumbo lenders can lend on many of these projects, usually with a larger down payment, more reserves and a full condo questionnaire from the HOA.

Can I buy a high-priced TIC share with jumbo-sized financing?

A TIC share needs a fractional TIC loan, and only a handful of lenders make them. Those lenders look closely at the TIC agreement and the building. Because the list is so short, ask early which lenders may consider the specific building you are looking at. Schedule a call before you make an offer.

Does the San Francisco transfer tax change at jumbo prices?

Yes. A purchase between $1 million and $5 million is taxed at $7.50 per $1,000 of price. Between $5 million and $10 million, the rate is $22.50 per $1,000, with higher tiers above that. Local custom puts the tax on the seller. The full schedule is on our San Francisco mortgage broker page.

How does Prop 13 affect a jumbo approval?

Your assessed value resets to your purchase price, and a supplemental bill follows. Lenders build your payment, debt-to-income ratio and reserve figure around the tax at your price, not the seller's older bill.

Do jumbo loans need private mortgage insurance?

Most jumbo loans don't use standard private mortgage insurance. Lenders usually manage that risk through the down payment and reserves. Some programs price it differently.

Can veterans use a VA loan above $1,249,125?

Veterans with full VA entitlement have no VA loan limit. Individual lenders may set their own maximum loan amounts, so compare a VA option with a conventional jumbo.

What if the appraisal comes in low?

A lower value can mean a larger down payment, a price renegotiation or a different lender. Starting with room in the plan helps. On one of David's Las Vegas refinances, the appraisal came in well under expectations and the loan still funded at the full amount.

Can I refinance a San Francisco jumbo into a high-balance loan?

Possibly. The tier follows the new loan, so if your balance has come down or you bring cash, a new loan at or below $1,249,125 can be high-balance conforming. Lenders usually allow less leverage on a cash-out refinance than on a rate-and-term refinance.

How long does a San Francisco jumbo loan take?

It depends on the lender, the appraisal, the property review and your documents. Federal rules require a Loan Estimate within 3 business days of application and a Closing Disclosure at least 3 business days before signing. Second appraisals, condo or TIC reviews and credit committees can add time.

How do I choose a jumbo broker or lender in San Francisco?

1. Check California licensing on NMLS Consumer Access.
2. Confirm they use the 2026 limit of $1,249,125.
3. Ask how many lenders will see your file.
4. Ask how they will count RSUs or business income.
5. Ask for reserves in dollars.
6. Compare official Loan Estimates side by side.

Talk to David about your San Francisco jumbo loan

Tell David four things:

• the price range
• the neighborhood
• the property type: single-family, condo, TIC or multi-unit
• how you are paid

He will tell you which documents to gather, and whether the loan you have in mind lands in the high-balance or the jumbo tier.

Call or text (702) 766-3744, apply now or schedule a consultation.

General information, not a loan offer or advice. This is not a commitment to lend. All loans are subject to credit approval, underwriting and property eligibility. Rates, terms, and down payment, reserve and credit requirements vary by lender, change often and depend on your full application. Not all borrowers will qualify. No interest rate is quoted on this page. Market, limit and tax figures come from the public sources named above; confirm current figures before you rely on them. Local facts are not legal or tax advice. iQRATE Mortgages is a mortgage broker, not a lender, and does not make credit decisions. Client stories are real files with names removed and figures rounded; none is presented as a San Francisco closing, and past results do not guarantee future outcomes. Reviews describe our company overall.

iQRATE Mortgages LLC · NMLS 1862492 · David Ghazaryan, Mortgage Broker, NMLS 1486726 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · (702) 766-3744 · Licensed in Nevada, California, Texas and Florida · Verify licensing at nmlsconsumeraccess.org · Equal Housing Opportunity.

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