Buying in San Bruno with Less Than 20% Down: What’s Possible in 2026?

A realtor engages with a couple in a bright, modern kitchen, discussing the details of a potential home purchase.

San Bruno isn’t an inexpensive market.

With entry-level condos around $800K and single-family homes near $1.1M, 20% down can feel like a massive hurdle.

But here’s the truth:

Many buyers in San Bruno purchase with less.

Let’s look at what that actually means.

5% Down

Example: $800K Condo

• Down payment: $40,000

• Loan: ~$760,000

• Mortgage insurance likely applies

• Higher monthly payment

  
  

Pros:

• Faster path to ownership

• Lower upfront cash requirement

  
  

Trade-offs:

• Higher payment

• May feel less competitive in multiple-offer scenarios

  
  

10% Down

Example: $800K Condo

• Down payment: $80,000

• Loan: ~$720,000

  
  

This is common in San Bruno.

Pros:

• Stronger offer profile

• Lower payment than 5% down

• Often acceptable to sellers when paired with strong reserves

  
  

This is a realistic middle ground for many dual-income households.

20% Down

Example: $800K Condo

• Down payment: $160,000

• No mortgage insurance

• Lower monthly payment

  
  

Pros:

• Strongest financial profile

• More competitive in bidding

  
  

Trade-off:

• Significant capital tied up

  
  

What Matters More Than 20%

In San Bruno’s competitive market, sellers look at:

• Overall financial strength

• Reserves (6–12 months preferred)

• Clean loan structure

• Certainty of closing

  
  

A well-prepared 10% down buyer can compete effectively.

The Bigger Question

Waiting to hit 20% down might mean:

• Paying rising rent

• Missing appreciation

• Delaying long-term equity

  
  

The right down payment strategy depends on:

• Your time horizon

• Your liquidity goals

• Your risk tolerance

  
  

If you want to compare 5%, 10%, and 20% side-by-side for your income and savings, I’m happy to walk you through it privately.

No pressure. Just clarity.

— Marissa