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Priced for Santa Clara County each business day
San Jose Mortgage Rates Today
These San Jose mortgage rates are priced for a Santa Clara County address and each one is shown with its APR. The most useful thing to know about any San Jose quote is which loan band it came from, because the single-family median sits almost exactly on the county limit. After the cards, you will see what term, points and down payment do to a loan at local prices.
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Today’s San Jose Mortgage Rates by Program
Priced for Santa Clara County, October 27, 2026
0.125 points See every option 15-year fixed 6.375% 6.436% APR P&I $5,531/mo on $640,000
$800 lender credit See every option 30-year FHA 7.250% 7.324% APR P&I $4,366/mo on $640,000
0.187 points See every option 30-year VA 6.750% 6.794% APR P&I $4,151/mo on $640,000
$506 lender credit See every option 30-year jumbo 8.125% 8.207% APR P&I $10,395/mo on $1,400,000
0.322 points See every option
Par pricing for a single-family primary residence in Santa Clara County: 20% down, 30-year term unless noted, 780+ credit, 30-day lock, escrows included. Payments are principal and interest only; taxes and insurance add to them. Rates change through the day and are not a commitment to lend. Price your own San Jose scenario, no credit pull.
How to Read These San Jose Mortgage Rates
Each card is a par price for a single-family home you will live in: 20% down, a 780 score, a 30-day lock, escrows included, and neither points nor a lender credit. That makes them a fair benchmark for comparing days and programs, though your own file will move off it. Click a card to see the full set of rate and point options for that program, or open the pricing engine and enter your own numbers without a credit pull.
Where the Jumbo Line Crosses the Median House
MLSListings put the San Jose single-family median at $1,568,888 in September 2026. With 20% down that is a loan of about $1,255,000, which is a few thousand dollars above the $1,249,125 Santa Clara County limit, so the typical house buyer with a standard down payment is shopping right at the seam between high-balance conforming and jumbo pricing. The cutoff price at exactly 20% down is $1,561,406.
That seam is not always where you would expect it. High-balance conforming loans, from $832,751 to the limit, often carry a small pricing adjustment against standard conforming. Jumbo loans are priced by each lender on its own sheet, and for strong borrowers a jumbo rate is sometimes the lower of the two on a given day. If your loan is within about $50,000 of the line on either side, ask Mike to price it both ways: a slightly larger down payment, a slightly smaller one, and the jumbo.
Condo Pricing and the Association
The city’s condo and townhome median was $729,000 in September 2026, squarely conforming. The rate itself can still shift on a condo: many conventional lenders add an adjustment for attached units with under 25% down, and a project with thin reserves or pending litigation may be declined by one lender and taken by another. Downtown, North San Jose and Berryessa hold much of that stock.
Credit Score and Down Payment Steps
Conventional pricing changes at score bands and at each 5% of loan-to-value. FHA and VA rates react far less to score, which is why the comparison further down uses a 700 score rather than the 780 on the cards.
Santa Clara County Numbers Behind Each Quote
Sources: Redfin and MLSListings San Jose (September 2026), Zillow Home Value Index (September 30, 2026), FHFA 2026 limits.
Prices softened a little in 2026, with Redfin’s median down 5.0% from a year earlier, but a softer price does not change how San Jose mortgage rates are built. Pricing follows the loan amount, the property type and your file, so the same 5% drop can move a buyer from the jumbo grid back onto the high-balance one if the down payment stays the same in dollars.
The market still moves fast enough that rate shopping belongs before the offer, not after. Homes sold at an average of 101.1% of list in September 2026, and a seller choosing between bids wants to see a lender that has already reviewed your income.
Which Rate Grid Each San Jose Neighborhood Lands On
San Jose mortgage rates are set by loan amount rather than ZIP code, but local values make the grid predictable. Figures are Zillow typical values for September 2026 unless a Redfin month is shown.
Downtown, Buena Vista and the Condo Corridors
Downtown at about $949,000 and Buena Vista near $769,000, plus the condo stock in North San Jose and Berryessa, mostly price on the standard or high-balance conforming grid, with a condo adjustment on many conventional quotes.
East San Jose, Seven Trees and Edenvale
About $1.0 million to $1.06 million. With 20% down a $1.0 million East San Jose home stays under the $832,750 baseline, while Seven Trees and Edenvale at about $1.05 million land just over it, near $840,000, on the high-balance grid; with 10% down all three are high-balance, and FHA is often worth pricing for scores below the mid-700s.
Evergreen and Berryessa Houses
Redfin medians near $1.34 million (September 2026) and $1.39 million (July 2026) sit on the high-balance grid at 20% down, and close to the jumbo line with less.
Blossom Valley and Willow Glen
About $1.54 million (Redfin, June 2026) and $1.75 million. At 20% down a Blossom Valley loan stays high-balance, near $1.23 million, while a Willow Glen loan is jumbo, near $1.40 million, and takes about 29% down to stay conforming. Near the cutoff, price a slightly larger down payment against the jumbo before deciding.
Almaden Valley and Silver Creek
Medians near $2.04 million and $2.69 million put a loan at the median on a jumbo rate sheet, where reserves and documentation drive the price as much as the score.
15-Year vs 30-Year on a $1.35 Million San Jose Home
Redfin’s all-homes median sale price was about $1.35 million in September 2026, so that is the price used here. With 20% down the loan is $1,080,000, high-balance conforming, and the table compares today’s par 30-year and 15-year rates on it. At this loan size the 15-year payment is a stretch on a purchase. It tends to fit owners refinancing a balance they have already paid down, or move-up buyers bringing equity from a previous sale. The bottom row prices each quarter point, a handy figure when you compare lenders.
| $1,350,000 home, 20% down ($1,080,000 loan) | 30-year fixed, 7.125% (7.192% APR) | 15-year fixed, 6.375% (6.436% APR) |
|---|---|---|
| Principal and interest | $7,276/mo | $9,334/mo |
| Interest over the full term | $1,539,418 | $600,103 |
| Each 0.25% in rate on the 30-year | about $183 a month | |
San Jose median sale price, all home types, September 2026 (Redfin). Principal and interest only, at today’s Santa Clara County par rates.
Paying Points at the High-Balance Level
On a seven-figure loan, a point is a five-figure check, so the trade deserves real arithmetic. The ladder below takes the same $1,080,000 loan from paid-down rates to rates that earn a lender credit, with each step’s APR and the number of months it takes for a lower payment to repay the points. Buyers who plan to stay put through several rate cycles sometimes come out ahead buying down. Buyers who expect to refinance if rates fall usually do better at par or with a credit toward closing costs.
| Rate on a $1,080,000 loan | APR | Points or credit | Payment vs par | Points pay back in |
|---|---|---|---|---|
| 6.875% | 7.003% | You pay $9,450 | $181/mo less | 53 months |
| 7.000% | 7.080% | You pay $4,050 | $91/mo less | 45 months |
| 7.125% | 7.182% | You pay $1,350 | Same | None |
Conventional 30-year fixed, 20% down on $1,350,000, from today’s Santa Clara County rate sheet.
Three Ways to Finance the Median Condo
At $729,000, the September 2026 condo and townhome median, a first-time buyer has real choices. The table runs the purchase at a 700 score with 5% down conventional, 3.5% down FHA and, for eligible veterans and service members, VA with nothing down. The base FHA loan at 3.5% down lands just under the $726,200 mark where FHA’s annual premium steps up, which helps here. The condo project still has to be approved for FHA or VA, so check the building before you compare payments.
| $729,000 purchase, 700 credit | Conventional, 5% down | FHA, 3.5% down | VA, 0% down |
|---|---|---|---|
| Down payment | $36,450 | $25,515 | $0 |
| Loan amount | $692,550 | $715,796 with 1.75% upfront MIP | $744,674 with 2.15% funding fee |
| Today’s rate (APR) | 7.999% (8.072%) | 7.250% (7.322%) | 6.875% (6.939%) |
| Principal and interest | $5,081/mo | $4,883/mo | $4,892/mo |
| Mortgage insurance | $450/mo PMI | $322/mo MIP | None |
| Before taxes and insurance | $5,531/mo | $5,205/mo | $4,892/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down | Never charged |
Before property tax, insurance and HOA dues. FHA includes the 1.75% upfront premium; VA includes the 2.15% first-use funding fee, waived for veterans receiving disability compensation.
Why HELOC Rates and Fixed Mortgage Rates Drift Apart
Fixed mortgage rates follow the bond market and what investors expect inflation and Federal Reserve policy to do over years. Home equity lines are tied to the prime rate, which moves only when the Fed changes its target. That is why the two can move in opposite directions in the same month. If you already own in San Jose and want cash rather than a new first mortgage, the San Jose HELOC page covers the prime-based side, with rates from 7.49% APR, variable.
Lock Length for a 14-Day House or a 27-Day Condo
MLSListings’ September 2026 numbers had single-family homes going under contract in a median of 14 days and condos in 27. The lock clock starts when you lock, not when you list or bid, so a buyer who is fully underwritten before writing offers can usually use a 30-day lock from acceptance. Jumbo files with heavier asset documentation, and condos waiting on an association questionnaire, can need 45 days. Longer locks cost a little more, and an extension later usually costs more still.
Duplexes, Triplexes and the Rent Ordinance
The conforming limit rises with the unit count: $1,599,375 for two units, $1,933,200 for three and $2,402,625 for four in Santa Clara County this year. If you live in one unit, the others’ rent can help you qualify. Apartments in San Jose buildings of three or more units built and occupied before September 7, 1979 fall under the city’s Apartment Rent Ordinance, which limits increases to one of up to 5% every 12 months, so the rent rolls you inherit may not move quickly. Duplexes are exempt from that ordinance, though state law may still apply. Run the numbers on the mortgage calculator first.
From Rate Check to Locked Loan
- Check the engineEnter price, down payment, score and property type in the pricing engine, with no credit pull.
- Send it to MikeHe reprices it with us and against other wholesale lenders and flags any band, condo or occupancy adjustment.
- Underwrite firstIncome and assets are reviewed before you bid, so the quoted rate is one you can close on.
- Choose the costPar, points to buy the rate down, or a credit toward closing costs.
- Lock to escrowUsually 30 days, longer for a condo questionnaire or a jumbo file.
San Jose Mortgage Rates: Questions People Ask
Why is my San Jose quote different from the cards?
The cards price a single-family primary home with 20% down, a 780 score and a 30-day lock. A condo, a lower score, less down, a rental, a longer lock or a loan in the high-balance band each change the price. Enter your own figures in the pricing engine, or send them to Mike, to see the rate and APR for your actual file.
Is a jumbo rate always higher than a conforming rate in San Jose?
No. Jumbo loans are priced lender by lender, and for borrowers with strong credit and reserves a jumbo can price at or below a high-balance conforming loan on some days. Because the San Jose single-family median with 20% down lands just above the $1,249,125 limit, it is worth pricing both before you choose a down payment.
Do condo buyers in San Jose pay a higher rate?
Sometimes slightly. Many conventional lenders add a pricing adjustment for attached homes with less than 25% down, and the project itself must meet the lender’s review. The September 2026 condo and townhome median of $729,000 is well inside the conforming limit, so a condo loan at the median is standard conforming even with a small down payment.
How long should I lock on a San Jose purchase?
A 30-day lock covers most purchases when the loan is underwritten before the offer. Houses went under contract in about 14 days and condos in about 27 in September 2026, per MLSListings, but the lock runs from when you lock to closing. Jumbo and condo files with extra review can need 45 days.
How often are San Jose mortgage rates repriced?
Lenders reprice at least once each business day, and more often when the bond market moves sharply. The cards here are refreshed from the Santa Clara County rate sheet and dated. A quote becomes firm only when you lock it with a specific lender.
Does checking San Jose mortgage rates affect my credit?
No. The cards and the pricing engine need no credit check. When you apply, one credit report goes to the lenders Mike compares, and mortgage inquiries within a short window generally count as a single inquiry.
Do FHA and VA loans price lower than conventional in San Jose?
On many days their par rates do, especially at scores under the mid-700s, because FHA and VA pricing reacts less to credit. FHA adds mortgage insurance and VA adds a funding fee unless you are exempt, so compare the full payment, as the condo table above does.
Do these rates apply elsewhere in Santa Clara County?
Yes. Pricing is set by county, so an address in San Jose, Santa Clara, Sunnyvale or elsewhere in the county uses the same $1,249,125 limit and the same rate sheet before adjustments for your own file. Mike lends throughout California from Simi Valley, using a local appraiser and escrow company.
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Get San Jose Mortgage Rates on Your Own Numbers
Send the price, house or condo, your down payment and credit range. Mike will price it on our own programs and other wholesale lenders’, including both sides of the jumbo line if you are near it, and send the rate, APR and cash to close. No credit pull to start.
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