Mortgage broker serving South San Francisco, 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 South San Francisco buyers, we match your unique situation to the right program.
With prices approaching $1.25M, South San Francisco buyers benefit from strategic conforming vs jumbo analysis.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your South San Francisco 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 South San Francisco home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in South San Francisco starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for South San Francisco 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 South San Francisco 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 South San Francisco 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 South San Francisco home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most South San Francisco homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in South San Francisco with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for South San Francisco first-timers. 3.5% down, 580 credit minimum.
Higher-end South San Francisco properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for South San Francisco's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for South San Francisco buyers.
Bridge loans help South San Francisco buyers compete. Make non-contingent offers while selling current home.
South San Francisco investment properties in LLC. Entity financing available for investors.
Most South San Francisco mortgages qualify for conforming refinance. Lower your rate under the limit.
South San Francisco homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in South San Francisco refinance with VA IRRRL. No appraisal, no income verification.
South San Francisco HELOC options for home equity access. Credit line with variable rate draw period.
South San Francisco FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for South San Francisco. Fixed payments unlike variable HELOC.
South San Francisco rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in South San Francisco use fix-and-flip financing. Purchase plus rehab in one loan.
South San Francisco apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in South San Francisco. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for South San Francisco buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for South San Francisco buyers.
Local South San Francisco DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
South San Francisco buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for South San Francisco family purchases. Parents selling to children at discount.
South San Francisco buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
South San Francisco sits on the Peninsula between San Francisco and San Jose, population 65,596. Median household income is $127,062, and the median home price is $1.235M. The homeownership rate is 61.6%, which is actually pretty good for the Bay Area where most people rent. Here's the thing: you need serious income to buy here, but you're getting one of the best commute locations in the entire region. At $1.2M median, you're looking at needing roughly $250K down and an income around $300K to qualify conventionally, but the biotech jobs here can support those numbers.
South San Francisco High and El Camino High serve the area, and Skyline College offers community college access right in town. The schools aren't pulling Palo Alto numbers, but they're stable and the district employs a chunk of residents. What matters for your mortgage decision is that families do buy and stay here despite the price tag. That 61.6% ownership rate means you're not competing with as many investors as you would in San Francisco proper. When you're dropping $1.2M on a house, you want neighbors who own and maintain their properties, and that's what you get here.
The pricing across South San Francisco is pretty consistent at $1.2M, but what you get for that money varies. Downtown South San Francisco centers on Grand Avenue with the historic core, walkable commercial strips, and older housing stock. You'll see more FHA and conventional loans here since some properties are older and more accessible to first-time buyers stretching into the market. Westborough is residential and quiet, mostly single-family homes from the postwar boom, attracts families using conventional financing with 20% down. Oyster Point is the biotech hub with waterfront access and the marina. Properties near the water can push toward jumbo territory, and you'll find Genentech employees buying close to work. The loan type that works depends on your down payment, but at $1.2M you're often looking at jumbo unless you're putting down serious cash.
This is where South San Francisco earns its price tag. You're 19 minutes to San Francisco, 27 to Oakland, 29 to Palo Alto, 47 to San Jose. That puts you in range of every major Bay Area job center without the insane commute times you'd face from Tracy or Gilroy. Local transit exists but most people drive. The commute flexibility is baked into your home value. If you work in biotech or tech and need to be in the office a few days a week, you can actually get there without losing two hours a day. That's why buyers pay $1.2M here instead of $600K in the Central Valley.
Genentech is the elephant in the room, employing thousands in biotech right here in town. Thermo Fisher Scientific adds more life sciences jobs. Kaiser Permanente provides healthcare employment, and the school district rounds out the public sector. Real talk: the local economy is heavily weighted toward biotech and life sciences, which means high salaries but also some concentration risk. Most buyers here work in tech or biotech either locally or commuting to San Francisco or the Peninsula. If you're in that industry and pulling $200K-$400K household income, South San Francisco makes sense because you're close to work and you can actually qualify for the mortgage. The job base supports the home prices, which is why lenders feel comfortable writing loans here even at $1.2M.
Common questions from South San Francisco 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 South San Francisco 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 South San Francisco: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many South San Francisco buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified South San Francisco 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 South San Francisco 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 South San Francisco 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 South San Francisco properties fall within conforming limits, maximizing your financing options.
For South San Francisco'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 South San Francisco. 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 South San Francisco. 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 South San Francisco. 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 South San Francisco 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 South San Francisco: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many South San Francisco buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in South San Francisco. 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 South San Francisco 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 South San Francisco 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 South San Francisco properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified South San Francisco 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 South San Francisco 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 South San Francisco families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in South San Francisco. 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 South San Francisco. 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 South San Francisco'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 South San Francisco is $1,250,000 for 2026, which covers most homes in this upper. middle market. With a median home price of $1.2M, you'll find that FHA financing works well for the majority of properties here. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for buyers who want to preserve cash.
Most buyers in South San Francisco won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.2M. You'll only need jumbo financing if you're purchasing a home above $1.25M, which represents the higher end of the local market. For homes under that threshold, you can take advantage of conventional loan rates and terms without entering jumbo territory.
For 2026, San Mateo County loan limits are $1,250,000 for FHA, VA, and conforming conventional loans. These limits apply to single. family homes and cover the vast majority of properties in South San Francisco's market. Any loan amount above $1,250,000 is considered jumbo and will have different rate and qualification requirements.
Yes, VA loans are available in South San Francisco with a loan limit of $1,250,000, which covers most homes at the $1.2M median price point. Eligible veterans and service members can purchase with $0 down and no PMI, making it one of the most powerful financing options in this market. VA loans are particularly attractive here since you can buy a typical home without needing jumbo financing.
Our No Money Down program offers $0 down payment for qualified buyers in South San Francisco, helping you purchase without depleting your savings. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options that work well in this price range. San Mateo County may also offer local assistance programs for eligible buyers, particularly those meeting income requirements relative to the area's $127,062 median income.
For a typical $1.2M home in South San Francisco, you can put down as little as 3% ($36,000) with a conventional loan or 3.5% ($42,000) with FHA financing. VA. eligible buyers and those qualifying for our No Money Down program can purchase with $0 down. Keep in mind that putting down less than 20% ($240,000) will require mortgage insurance, though many established professionals in this market choose lower down payments to maintain liquidity.
Most lenders require a minimum credit score of 620 for conventional loans in South San Francisco, though you'll get better rates with scores above 700. FHA loans accept scores as low as 580 with 3.5% down, or even 500 with 10% down. Given the area's median income of $127,062 and typical buyer profile of established professionals, aiming for a 680+ score will give you access to the most competitive rates and loan options.
Look for a lender experienced with South San Francisco's upper. middle market who can navigate both conforming and jumbo loans as needed. You'll want someone who offers competitive rates, understands local programs like CalHFA, and can close on time in this competitive market where homes move quickly. Compare at least three lenders on rate, fees, and responsiveness, and choose one who takes time to explain your options given the area's $1.2M median price point.
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