San Francisco Mortgage Broker — Condo, TIC and Jumbo Financing
San Francisco has property types that barely exist elsewhere in the country. Financing a tenancy-in-common or a non-warrantable condo is not something every lender will do.
San Francisco Mortgage Broker — Mango Stock Mortgage
San Francisco is a specialist market. Between tenancy-in-common ownership, condo projects that fail standard warrantability tests, two-to-four unit buildings with existing tenants, and a price level where jumbo financing is the norm rather than the exception, a significant share of SF purchases cannot be financed through an ordinary retail channel. Mango Stock Mortgage is licensed by the California DFPI to arrange home loans throughout San Francisco.
What Makes Financing in San Francisco Different
Three things set San Francisco apart. First, tenancy-in-common (TIC) ownership is common here and essentially unknown elsewhere — it requires fractional TIC financing, which only a limited set of lenders offer. Second, condo warrantability is a live issue: projects with high investor concentration, ongoing litigation, or heavy commercial space frequently fail agency standards, pushing the loan to non-warrantable programs. Third, the county sits at the conforming ceiling of $1,249,125, and most SF purchases still exceed it.
San Francisco Loan Programs
TIC Financing
Fractional loans for tenancy-in-common ownership — a San Francisco-specific structure that most lenders do not handle.
Non-Warrantable Condo
For projects that fail agency tests on investor concentration, litigation or commercial space.
Jumbo Loans
Above $1,249,125, which covers the majority of San Francisco purchases.
2-4 Unit Properties
Multi-unit buildings, including those with existing tenants and rent-controlled units.
Asset-Based Qualifying
For buyers with significant assets and modest documented income.
Cash-Out Refinance
Access equity in a property that has appreciated substantially without resetting your first mortgage.
Not Every Lender Will Finance an SF Property
A TIC, a non-warrantable condo, or a four-unit building with rent-controlled tenants will be declined outright by many lenders — not because the borrower is weak, but because the product does not exist in their book. Knowing which lenders actually do these is most of the work in San Francisco.
San Francisco Neighborhoods and Areas We Serve
- Noe Valley & Bernal Heights — Single-family and small-unit buildings; strong owner-occupant demand.
- The Mission — Mixed inventory including TICs, condos and multi-unit buildings.
- Sunset & Richmond — The city’s largest concentration of single-family homes.
- SoMa & Mission Bay — High-rise condo inventory where project approval status is decisive.
- Pacific Heights & Marina — High-value jumbo territory well above the county limit.
- Potrero Hill & Dogpatch — Converted and newer construction with a mix of ownership structures.
San Francisco Housing Market and Loan Limits
San Francisco County carries the maximum 2026 conforming loan limit of $1,249,125, but given local pricing a large share of purchases are jumbo regardless. The more consequential variable in San Francisco is usually property type rather than loan size. A well-qualified buyer can be declined because the building is a TIC, because the condo project has pending litigation, or because investor concentration exceeds agency thresholds. Identifying the right lender for the specific property, before you are in contract, is what keeps an SF transaction on schedule.
San Francisco Mortgage FAQ
Can I get a mortgage for a TIC in San Francisco?
Yes, through fractional TIC financing, where each owner obtains an individual loan against their percentage interest rather than sharing one blanket mortgage. Only a limited set of lenders offer it, and terms differ meaningfully from a standard condo loan. It is worth identifying the lender before you go into contract.
What is a non-warrantable condo and why does it matter in San Francisco?
A condo project is non-warrantable when it fails Fannie Mae or Freddie Mac standards — typically because of high investor concentration, pending litigation, inadequate reserves, or too much commercial space. San Francisco has a substantial number of these. They are still financeable, but through specific non-warrantable programs rather than standard conventional financing.
Is the conforming loan limit in San Francisco the same as the rest of California?
No. San Francisco County is at the high-cost ceiling of $1,249,125 for 2026, versus the $832,750 baseline that applies in counties like Sacramento and Fresno. Most San Francisco purchases still exceed the ceiling and require jumbo financing.
Which San Francisco neighborhoods do you serve?
All of San Francisco — Noe Valley, the Mission, the Sunset and Richmond districts, SoMa and Mission Bay, Pacific Heights, Bernal Heights, Potrero Hill and Dogpatch among them.
Ready to Get Pre-Approved in San Francisco?
Tell us the property type — condo, TIC, single-family or multi-unit — and we will tell you what financing is actually available for it.
Mango Stock Mortgage | NMLS# 2815478 | Licensed by the California Department of Financial Protection and Innovation under the California Financing Law, License No. 60DBO-218256. Loans made or arranged pursuant to a California Finance Lenders Law license. This is not a commitment to lend. All loans are subject to credit, underwriting, appraisal and program approval. Equal Housing Lender. See our Licensing & State Disclosures.
Related California Mortgage Resources
- California Mortgage — Statewide Home Loans
- CalHFA Down Payment Assistance
- Bank Statement Loans California
- DSCR Loans California — Investor Mortgages
- Non-QM Loans California
- First-Time Home Buyer California
See what you qualify for
Tell us about the property and what you are trying to do. A licensed loan officer will come back to you within one business day with what is actually available — including when the answer is to wait.