Mortgage Broker in San Bernardino, CA - More Options, Better Rates
Matt Mayo is a licensed mortgage broker serving San Bernardino and the Inland Empire with access to over 150 wholesale lenders. This is one of the most affordable housing markets in Southern California, and the right loan structure can make homeownership a real possibility for first-time buyers, growing families, and investors alike. I shop the entire wholesale market to find financing that fits your situation. Book a free consultation to see what you qualify for.
Book a Free ConsultationSan Bernardino Market Snapshot
Last updated: Mar 1, 2026
Median Price
$515,000
Avg Days on Market
53
Entry Price
$300K-$425K (condos, townhomes, and starter homes in south SB and Arrowhead)
High End
$650K-$900K+ (Verdemont, North Park, Devore Heights)
Typical properties: Single-family homes, manufactured homes, condos, townhomes, and multi-unit properties
Loan Programs That Work in San Bernardino
FHA
The 2026 FHA loan limit for San Bernardino County is $690,000 — and with a median price of $515,000, most homes in the city fall well within FHA range. At 3.5% down on a $515K home, you're looking at about $18,025 out of pocket before any DPA. FHA's flexible credit requirements and lower down payment make it the most common loan type I use for San Bernardino buyers.
Conventional
Conventional loans work well for San Bernardino buyers with stronger credit profiles. The 2026 conforming limit is $832,750, which covers every single-family home in the city with room to spare. First-time buyers can put as little as 3% down, and PMI drops off at 20% equity — saving you money compared to FHA's lifetime mortgage insurance.
VA
San Bernardino has a significant military-connected population, with proximity to March Air Reserve Base in Riverside and a strong veteran community throughout the Inland Empire. VA financing means zero down payment and no monthly mortgage insurance. On a $515K home, that's $515,000 in financing with nothing down.
Down Payment Assistance
San Bernardino buyers have access to some of the strongest DPA in Southern California. The Inland Empire DPA (IEDPA) through NPHS offers up to $40,000 as a 30-year deferred zero-interest loan. Stack that with CalHFA MyHome (up to 3.5% of purchase price), Dream For All (up to 20%), and lender-specific DPA I access through wholesale relationships, and many first-time buyers can close with minimal cash out of pocket.
DSCR (Investor)
San Bernardino's affordability relative to coastal Southern California makes it one of the best investor markets in the Inland Empire. Rents are strong relative to purchase prices, and the growing population keeps demand steady. DSCR loans qualify based on the property's rental income — no tax returns, no W-2s. Perfect for building a portfolio of single-family rentals or small multi-unit properties.
HELOC / Home Equity
If you already own in San Bernardino and have built equity — especially if you purchased before the recent run-up in Inland Empire prices — a HELOC lets you tap that equity for renovations, a down payment on an investment property, or debt consolidation. I work with lenders offering HELOCs up to 95% combined loan-to-value.
Non-QM
San Bernardino has a large self-employed population, including small business owners, trucking and logistics operators, and gig workers in the Inland Empire's distribution corridor. Non-QM products like bank statement loans (12 or 24 months), 1099-only programs, and asset depletion loans let these borrowers qualify using alternative income documentation. These products are only available through brokers with wholesale relationships.
San Bernardino County Loan Limits
2026
FHA Limit
$690,000
Conforming Limit
$832,750
Local Assistance Programs in San Bernardino
CalHFA MyHome Assistance Program
A deferred-payment junior loan of up to 3.5% of your purchase price for down payment or closing costs. No monthly payments — the balance is due when you sell, refinance, or pay off the first mortgage. On a $450K purchase, that's up to $15,750 toward your down payment.
Income limits vary by county and household size. Must be paired with a CalHFA first mortgage. First-time buyers (no homeownership in past 3 years).
CalPlus with ZIP Extra
CalHFA conventional loan paired with a zero-interest closing cost grant of up to 3% of the loan amount. The grant never needs to be repaid. The trade-off is a slightly higher rate on your first mortgage. For buyers who need help at closing, this can be the difference between getting the keys and not.
Must qualify for CalHFA conventional financing. Income limits apply.
Dream For All Shared Appreciation Loan
This lottery-based program offers up to 20% of your purchase price (capped at $150,000) as a down payment loan with no monthly payments. You repay the loan plus a share of the appreciation when you sell. Registration windows open periodically.
First-generation, first-time buyers. California resident. Lottery-based selection.
Inland Empire Down Payment Assistance Program (IEDPA)
Administered by Neighborhood Partnership Housing Services (NPHS) with funding from U.S. Bank and the Inland Empire Community Foundation, this program provides up to $40,000 in down payment assistance as a deferred zero-percent loan for 30 years. No payments required during the 30-year term. This is one of the strongest local DPA programs in Southern California.
First-time homebuyer. Income at or below 80% of area median income (higher-income buyers may qualify if purchasing in low-to-moderate income census tracts). HUD-approved homebuyer education required. Must purchase in Riverside or San Bernardino County.
Neighborhood Housing Services of the Inland Empire (NHSIE)
NHSIE offers homebuyer education, pre-purchase counseling, and connects buyers with DPA programs specific to the Inland Empire. They can help you navigate multiple program options and determine which ones stack together.
Varies by program. Contact NHSIE for current offerings and funding availability.
Lender-Specific DPA Programs
I work with wholesale lenders that offer down payment assistance covering up to 100% of the FHA minimum down payment. These programs change frequently and are only available through brokers with wholesale lender relationships. Banks don't offer these.
Varies by program. Income limits and property location requirements apply. Only available through a mortgage broker.
Neighborhood Insights
San Bernardino is one of the most affordable cities in Southern California, and different neighborhoods offer very different price points and lifestyles. Here's what I tell buyers who are new to the area: Verdemont is the premium pocket of San Bernardino — hillside homes with views of the valley and the San Bernardino Mountains. Larger lots, newer construction, and a more suburban feel. Prices range from $650K to $900K+, making it the highest-priced neighborhood in the city. Conventional financing is the standard here, and most homes fall comfortably within the conforming limit. North Park is one of the city's most established residential neighborhoods — tree-lined streets, well-maintained homes, and a neighborhood identity that has held steady for decades. Prices typically range from $450K to $650K. Conventional and FHA both work well here, and the prices are right in the sweet spot for DPA programs. Downtown San Bernardino is in the middle of a long-term revitalization effort, with new transit infrastructure and mixed-use development. For buyers and investors, it offers some of the lowest entry points in the city — single-family homes and small multi-unit properties from $300K to $425K. FHA with DPA is a common strategy here, and investors use DSCR loans for rental properties. The Arrowhead area (near Lake Arrowhead and the foothills) offers a mix of homes with mountain access and a slightly cooler climate than the valley floor. Prices range from $350K to $500K depending on location and elevation. Conventional and FHA both work well in this pocket. South San Bernardino has some of the most affordable housing in the metro — single-family homes from $300K to $400K and condos starting even lower. This is where DPA programs have the biggest impact. Orange County-level down payment assistance ($40K–$70K) would cover a significant portion of the purchase price at these levels. Devore Heights sits at the northern edge of the city near the Cajon Pass, offering larger lots, a rural feel, and access to the mountains. Homes here range from $500K to $700K. It's a quieter, more spread-out area that appeals to buyers looking for space without leaving the city limits.
Why Work With a San Bernardino Mortgage Broker?
When you walk into a bank and apply for a mortgage, you get that bank's rates and guidelines. If they can't help you, that's the end of the road. As a mortgage broker, I shop your loan across 150+ wholesale lenders to find the one that gives you the best deal. San Bernardino is one of the most affordable markets in Southern California, and the right financing strategy — stacking DPA programs, choosing the right loan type, finding the lender with the best guidelines for your situation — can make the difference between renting and owning.
What "150+ Lenders" Actually Means for You
Different lenders have different guidelines. One might count your overtime differently than another. One might approve a manufactured home that another won't. Here's a real example: a San Bernardino buyer who was a truck driver with strong income but complicated pay stubs that included per diem. The bank couldn't figure out how to calculate qualifying income. I placed the loan with a wholesale lender that had clear guidelines for transportation industry income and closed the deal at a competitive rate. Same borrower, same property, different lender, different result.
My Pre-Approval Actually Means Something
I review income documents, tax returns, bank statements, and asset documentation upfront — before you start making offers. In San Bernardino's market, where homes sell in a median of 53 days and well-priced properties in Verdemont and North Park move faster, a credible pre-approval matters. My pre-approvals are backed by real underwriting work. When your agent submits an offer, the listing agent knows you're a serious, qualified buyer.
Serving San Bernardino and the Inland Empire
I work with buyers and investors throughout San Bernardino County and the Inland Empire. I understand the local DPA landscape — the IEDPA program through NPHS ($40,000), CalHFA MyHome, Dream For All, and lender-specific programs through my wholesale partners. I also understand the unique property types in this market, including manufactured homes and properties on larger lots that some lenders won't finance. Whether you're a first-time buyer using DPA to get into your first home or an investor building a rental portfolio, I build a strategy around your situation.
Frequently Asked Questions
How much do I need for a down payment on a home in San Bernardino?
On a $515,000 home (San Bernardino's median), FHA requires about $18,025 (3.5% down). Conventional starts at 3% for first-time buyers ($15,450). VA is zero down. The IEDPA program through NPHS offers up to $40,000 in deferred assistance, and CalHFA MyHome adds up to 3.5% of the purchase price. With stacked DPA, many San Bernardino buyers close with minimal out-of-pocket costs.
What is the FHA loan limit in San Bernardino County for 2026?
The 2026 FHA loan limit for San Bernardino County is $690,000 for a single-family home. With the city's median price around $515,000, the vast majority of homes qualify for FHA financing. FHA requires just 3.5% down and offers more flexible credit requirements than conventional.
What is the conforming loan limit in San Bernardino County for 2026?
The 2026 conforming loan limit for San Bernardino County is $832,750. Every single-family home in the city of San Bernardino falls within this limit. Conventional loans within the conforming limit get the best available rates.
What first-time buyer programs are available in San Bernardino?
San Bernardino buyers can access multiple programs: CalHFA MyHome (up to 3.5% deferred loan), CalPlus with ZIP Extra (up to 3% closing cost grant), Dream For All (up to 20% of purchase price, lottery-based), IEDPA through NPHS (up to $40,000 deferred for 30 years), NHSIE counseling and program navigation, and lender-specific DPA through my wholesale relationships. These programs can often be stacked together.
What's the difference between a mortgage broker and a bank?
A bank offers its own loan products — one set of rates and one set of guidelines. A mortgage broker like me shops your loan across 150+ wholesale lenders to find the best rate and program for your situation. I also have access to DPA programs and specialty products — like DSCR investor loans, bank statement programs, and manufactured home financing — that banks typically don't offer.
Is San Bernardino affordable for first-time homebuyers?
San Bernardino is one of the most affordable cities in Southern California. The median price is $515,000, with entry points as low as $300K in south San Bernardino and Downtown. With FHA (3.5% down), the IEDPA program ($40,000 deferred loan), CalHFA MyHome (up to 3.5%), and lender-specific DPA, first-time buyers can get into a home with very little cash out of pocket. It's one of the best markets in SoCal for buyers who are ready to own but need help with the down payment.
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