Non-QM
1-Year Income NonQM in Del Mar, CA
Del Mar, CA is a smaller community of 3,903 people in San Diego County, where Custom Mortgage arranges 1-Year Income NonQM financing. Del Mar homes carry a premium: the median owner-occupied value is $2,000,001, 134% over San Diego County's $854,700 (Census ACS 2020-2024 5-year). That is $896,001 over the 2026 one-unit conforming limit of $1,104,000, so keeping a median-priced purchase conforming takes at least 45 percent down, and a bigger loan is a jumbo.
Del Mar households out-earn the county: a median $199,152, 87% above the San Diego County level. Ownership is close to an even split, at 53% of occupied homes (55% countywide). The median home was built in 1971. Median gross rent of $3,501 a month sits above HUD's FY2025 two-bedroom Fair Market Rent of $2,549.
1-Year Income NonQM Highlights
- Qualify with only one year of income documentation.
- Ideal for self-employed individuals and entrepreneurs.
- Competitive rates for qualified borrowers.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in San Diego County
$4,873/mo
Based on $899,250 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in San Diego County
$6,294/mo
Based on $899,250 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FY2025 (bundled); Census ACS 2024 (bundled).
San Diego County at a glance
- Del Mar median home value
- $2,000,001
- Source: Census ACS 5-year, Del Mar city, California, 2020-2024
- Del Mar median household income
- $199,152
- Source: Census ACS 5-year, Del Mar city, California, 2020-2024
- Del Mar owner-occupied homes
- 53%
- Source: Census ACS 5-year, Del Mar city, California, 2020-2024
- Del Mar median gross rent
- $3,501
- Source: Census ACS 5-year, Del Mar city, California, 2020-2024
- Del Mar median year built
- 1971
- Source: Census ACS 5-year, Del Mar city, California, 2020-2024
- Conforming loan limit (1 unit)
- $1,104,000
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $2,123,100
- Source: FHFA, 2026
- Above the national baseline by
- $271,250
- Source: FHFA, 2026
- Median owner-occupied home value
- $854,700
- Source: Census ACS 5-year, 2024
- Median household income
- $106,268
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 55%
- Source: Census ACS 5-year, 2024
- Median gross rent
- $2,246
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 8.0
- Source: Census ACS 5-year (computed), 2024
- Fair Market Rent (2 bedroom)
- $2,549
- Source: HUD, FY2025
Market Snapshot: San Diego County
Source: Redfin · 2026-01-31Median Sale Price
$899,250
Median List Price
$899,000
Price / Sq Ft
$567.026
Days on Market
46
Active Listings
4,189
Homes Sold
1,414
Sale-to-List Ratio
98.7%
2026 Conforming Loan Limits: SAN DIEGO
SAN DIEGO, CA is a designated high-cost area with limits above the national baseline of $832,750.
1-Unit (SFR)
$1,104,000
2-Unit (Duplex)
$1,413,350
3-Unit (Triplex)
$1,708,400
4-Unit (Fourplex)
$2,123,100
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
DSCR Coverage — San Diego County, CA
HUD FY2025 Fair Market RentsHUD Fair Market Rents represent the estimated 40th percentile gross rent for standard units in San Diego County. At a 8.7% DSCR benchmark rate with a 1.0× coverage ratio, each bedroom type below supports the following maximum financing.
Studio
HUD Rent
$1,751/mo
Max Financing
$223,997
1 Bedroom
HUD Rent
$2,024/mo
Max Financing
$258,921
2 Bedroom
HUD Rent
$2,549/mo
Max Financing
$326,082
3 Bedroom
HUD Rent
$3,553/mo
Max Financing
$454,519
4 Bedroom
HUD Rent
$4,074/mo
Max Financing
$521,168
Max financing calculated at 1.0× DSCR, 30-year amortization, 8.7% annual rate. Actual DSCR qualification depends on property expenses, vacancy, and lender overlays. Contact CMRE for a property-specific DSCR analysis.
1-Year Income NonQM in Del Mar, CA
San Diego County is one of the few markets in California showing positive year-over-year price appreciation — up 0.8% to a median sale price of $899,250 — which speaks to the structural demand created by its combination of military employment, biotech and defense industries, and exceptional quality of life. Inventory remains constrained at 4,189 active listings for a county of over 3.2 million residents, and the 46-day median days on market is among the fastest we track across all five states we serve.
The 2025 conforming loan limit for San Diego County is $1,006,250, reflecting its designation as a high-cost area. This is a critical planning figure: buyers purchasing below that threshold can access conventional financing at standard rates, avoiding jumbo pricing. VA loans are the dominant financing vehicle in San Diego — we close more VA transactions here than in any other market outside of Bexar County, Texas — and the VA's no-down-payment benefit carries enormous purchasing power in this price environment.
San Diego's borrower mix is anchored by active-duty military and veterans, who account for a disproportionately high share of purchase transactions relative to the general population. Beyond the military community, we see tech and biotech professionals from Sorrento Valley and Torrey Pines, as well as a robust self-employed segment tied to the county's entrepreneurial base. Move-up buyers from Los Angeles represent a growing cohort seeking the relative affordability premium San Diego offers versus LA.
Use VA entitlement to its full advantage — no loan limit with full entitlement, and no PMI, delivers unmatched purchasing power in San Diego.
Service Areas & Neighborhoods
Our Del Mar Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
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Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
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Customized financing options for unique situations that traditional lenders decline
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Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
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Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
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Common Questions About 1-Year Income NonQM in Del Mar
No. At $2,000,001, the Del Mar median is $896,001 above the $1,104,000 FHFA limit for San Diego County. Borrowing more than $1,104,000 makes the loan a jumbo; staying conforming means putting at least $896,001 down.
Far more than median rent. Principal and interest on a $1,500,001 loan (a quarter down on $2,000,001) come to about $10,162 a month at 7.18% (Freddie Mac PMMS 30-year fixed rate as of 2026-11-05); the Del Mar median gross rent of $3,501 covers only 34 percent of that, so DSCR deals here usually need much more equity or premium rents.
At least $400,000 before closing costs (80% maximum LTV on $2,000,001). That is 2.0 years of a $199,152 median income.
10.0 times the $199,152 median household income, steeper than the county's 8.0. Expect to need extra down payment or a co-borrower.
See all 1-Year Income NonQM questions and program details
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