Mortgage broker serving San Bruno, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving San Bruno buyers, we match your unique situation to the right program.
San Bruno buyers face financing complexity with many properties exceeding the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Bruno purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your San Bruno home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Bruno starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Bruno home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your San Bruno property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for San Bruno homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing San Bruno home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
San Bruno prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in San Bruno.
Self-employed? San Bruno bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all San Bruno properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for San Bruno buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time San Bruno buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for San Bruno moves. Purchase before your current home sells.
Entity financing for San Bruno investors. Purchase in LLC for asset protection.
San Bruno loans under $1.25M get conforming refinance rates. Best rates available.
Access San Bruno home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for San Bruno homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for San Bruno veterans. Lower your rate without appraisal or income docs.
San Bruno home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for San Bruno homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in San Bruno can use DSCR financing. Rental income qualifies the loan.
San Bruno rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for San Bruno apartment buildings. Commercial rates for larger properties.
Hard money financing for San Bruno commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for San Bruno buyers with qualifying income.
CalHFA programs can help San Bruno first-time buyers. Check income limits for eligibility.
San Bruno family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in San Bruno. Family member income helps qualification.
Check San Bruno city programs for additional DPA. May stack with CalHFA for more help.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
San Bruno sits right between San Francisco and Silicon Valley in San Mateo County. Population is 43,218, median household income $131,669. The homeownership rate here is 62.8%, which is solid for the Bay Area where renting dominates. At $1.27M median home price, you're paying a premium, but here's the thing: you're getting 20-minute access to San Francisco and under 30 minutes to most Peninsula tech jobs. For buyers working at YouTube's headquarters here or commuting to SF via BART, you're trading high property costs for time saved and access to some of the state's highest-paying job markets.
The school ratings matter when you're dropping over a million on a house. Parkside Intermediate and Belle Air Elementary both pull 8s, Capuchino High and Rollingwood Elementary sit at 7s. Those are strong numbers that help protect your investment long-term. Families buying here know they're not compromising on education while staying close to tech jobs. The San Bruno Park School District is stable and well-funded, which means your property values have a built-in buffer. When you're financing a $1.2M+ home, knowing the schools will help resale down the road matters more than people think.
Where you buy in San Bruno determines whether you're using a conforming jumbo or going full jumbo loan. Crestmoor runs $1.4M-$2.2M with mid-century modern homes and Bay views, so you're looking at jumbo financing with 20% down minimum on most properties. Portola Highlands offers newer construction at $1.2M-$1.8M, popular with tech families who want modern layouts and can handle the jumbo loan requirements. Mills Park is your entry point at $1.1M-$1.5M, mix of single-family and condos near Tanforan shopping, where you might squeeze into conforming jumbo territory on the lower end. Downtown San Bruno runs $900K-$1.4M near the BART station, and that sub-$1M inventory moves fast because it's the only price point where conventional conforming loans still work for some properties.
The commute situation is what makes San Bruno's price tag defensible. You're 20 minutes to San Francisco, 28 to Oakland, 44 to San Jose, 25 to Palo Alto. The BART station downtown means you can skip the car entirely for SF commutes, which matters when you're calculating your debt-to-income ratio for a jumbo loan. US-101 and I-280 are both close for driving south to Silicon Valley. Real talk: if you're financing a $1.3M house, your lender wants to see stable employment, and San Bruno's location lets you access multiple job markets without relocating if you switch companies. That flexibility has real value when you're locked into a 30-year mortgage.
YouTube's headquarters is right here in San Bruno, which anchors the local economy with high-paying tech jobs. San Francisco International Airport is minutes away and employs thousands in everything from TSA to airline operations to hospitality. Kaiser Permanente's facility adds healthcare stability, while the San Bruno Park School District and City of San Bruno provide public sector jobs. The Walmart Distribution Center brings logistics employment to the mix. Look, when you're buying at Bay Area prices, you want to know the job base is diversified enough to weather downturns. San Bruno has tech, aviation, healthcare, and government, which means your property value isn't tied to just one industry's boom-bust cycle.
Common questions from San Bruno homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical San Bruno closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in San Bruno: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Bruno buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Bruno buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for San Bruno buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many San Bruno families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Bruno properties fall within conforming limits, maximizing your financing options.
For San Bruno's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in San Bruno. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in San Bruno. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in San Bruno. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Bruno typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in San Bruno: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Bruno buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Bruno. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Bruno typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical San Bruno closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Bruno properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Bruno buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for San Bruno buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many San Bruno families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Bruno. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in San Bruno. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For San Bruno's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in San Bruno is $1,250,000 for 2025, which covers most homes in this San Mateo County market. This high. balance limit means you can use FHA financing with just 3.5% down on properties up to $1.25M. For homes priced above this amount, which is common in San Bruno's $1.3M median market, you'll need a jumbo loan or conventional financing.
You'll need a jumbo loan if you're buying above $1,250,000 in San Bruno, which applies to many homes since the median price is around $1.3M. Properties between $1.25M and $2M can use jumbo financing, which typically requires 10. 20% down and strong credit. For homes at or below the conforming limit, you can use high. balance conventional loans with more flexible terms.
The 2026 loan limits for San Mateo County are $1,250,000 for conforming, FHA, and VA loans. These limits apply to San Bruno and reflect the area's premium housing market. Final 2026 limits are typically announced in November 2025, but they're expected to remain at or near current levels given the county's high home values.
Yes, you can get a VA loan in San Bruno with a limit of $1,250,000 and no down payment required for eligible veterans. This covers a good portion of the market, though many San Bruno homes exceed this amount. For properties above $1.25M, you'd need to make a 25% down payment on the amount over the limit or consider a jumbo VA loan.
Our No Money Down program offers $0 down payment for qualified buyers purchasing in San Bruno. CalHFA programs can provide down payment and closing cost assistance for first. time buyers, though income limits may apply given San Bruno's higher price point. San Mateo County also offers the Mortgage Assistance Program (MAP) for eligible buyers, which can help with down payments on lower. priced properties in the area.
For San Bruno's typical $1.3M home, you'll need anywhere from $0 to $260,000 depending on your loan type. Conventional loans require 5. 20% down ($65K. $260K), while FHA loans need just 3.5% ($45,500) if the home is at or below $1.25M. VA. eligible buyers and those qualifying for our No Money Down program can purchase with $0 down on homes up to the conforming limit.
You'll typically need a minimum credit score of 620 for conventional loans in San Bruno, though 680+ is preferred for better rates on higher. balance loans. FHA loans allow scores as low as 580 with 3.5% down, or 500 with 10% down. Given San Bruno's premium market and typical loan amounts over $1M, most lenders prefer seeing scores of 700+ for the most competitive terms.
Choose a lender experienced with San Bruno's premium market and high. balance loans, as financing $1M+ homes requires specific expertise. Look for competitive rates on jumbo and conforming loans, plus someone who understands San Mateo County's fast. moving market and can close quickly. Ask about their experience with properties in your price range and whether they offer the loan programs that fit your situation, from conventional to VA to specialized options.
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