Mortgage broker serving Alhambra, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Alhambra buyers, we match your unique situation to the right program.
The Alhambra market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Alhambra purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your Alhambra home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Alhambra starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Alhambra home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your Alhambra property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for Alhambra homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | Any buyer - grant covers FHA or Conventional down payment, forgiven after 6 payments |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Alhambra homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Alhambra with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Alhambra first-timers. 3.5% down, 580 credit minimum.
Higher-end Alhambra properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Alhambra's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Alhambra buyers.
Bridge loans help Alhambra buyers compete. Make non-contingent offers while selling current home.
Alhambra investment properties in LLC. Entity financing available for investors.
Most Alhambra mortgages qualify for conforming refinance. Lower your rate under the limit.
Alhambra homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Alhambra refinance with VA IRRRL. No appraisal, no income verification.
Alhambra HELOC options for home equity access. Credit line with variable rate draw period.
Alhambra FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Alhambra. Fixed payments unlike variable HELOC.
Alhambra rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Alhambra use fix-and-flip financing. Purchase plus rehab in one loan.
Alhambra apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Alhambra. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Alhambra buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Alhambra buyers.
Local Alhambra DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Alhambra buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Alhambra family purchases. Parents selling to children at discount.
Alhambra buyers use non-occupant co-borrowers. Parents help children qualify for homes.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Alhambra sits just eight miles east of downtown LA in the San Gabriel Valley. Population is 82,295, median household income $80,234. The homeownership rate here is 41%, which is actually low for a suburban area but makes sense when you look at the $922K median home price. You're paying for location - that 17-minute commute to downtown LA is what keeps prices high. This is one of those San Gabriel Valley cities where you need solid income or a significant down payment to make the numbers work, but you're buying into an established community with good schools and real proximity to LA job centers.
The school ratings here are strong, which directly impacts your property values and resale potential. Mark Keppel High pulls an 8, Fremont Elementary also an 8, and Alhambra High comes in at 7. These aren't just numbers - they're why families compete for homes in the Garfield Elementary District area, pushing prices to $800K-$950K for single-family homes. When you're looking at a $900K+ mortgage, you want confidence that the schools will hold their value. The Asian-American population here is significant, and there's a strong cultural emphasis on education that keeps academic standards high. That matters when you're stretching your budget and need to know the neighborhood will stay desirable.
Where you buy in Alhambra can mean a $400K difference in what you'll need for financing. Midwick Tract runs $850K-$1.1M for historic Craftsman and Spanish Revival homes on tree-lined streets near Almansor Park - you're looking at conventional or jumbo loans here depending on your down payment, and these homes attract buyers who value character and walkability. Garfield Elementary District sits at $800K-$950K, the entry point for families who want single-family homes and good schools - conventional loans with 10-20% down are common here. Valley Boulevard Corridor offers the most flexibility at $650K-$900K, mixing condos and single-family homes with transit access - FHA loans can work on the lower end if you're a first-timer, though you'll compete with cash buyers. Story Highlands is the premium play at $950K-$1.3M, hillside lots with views and mid-century homes - jumbo territory for most buyers unless you're putting down 30-40%.
Here's the thing about Alhambra - the commute is what you're really paying for. You're 17 minutes to downtown LA via I-10, 35 minutes to Santa Monica, 33 minutes to Long Beach. That's legitimate access to the entire LA basin without living in the heart of it. I-710 and I-10 give you options, and the local transit along Valley Boulevard means you're not completely car-dependent. Compare this to Palmdale or Lancaster where you're saving $400K on the house but spending two hours a day in the car. The proximity is why that $922K median price exists - you're buying time back in your life, and lenders know properties here hold value because of location.
Alhambra Unified School District is the largest employer, followed by Alhambra Hospital Medical Center and the City of Alhambra itself. Southern California Edison and LA County Office of Education round out the major employers. But real talk - most people buying here don't work in Alhambra. They work in downtown LA, Pasadena, Glendale, or somewhere else in the basin and choose Alhambra for the commute and schools. That 41% homeownership rate tells you there's a significant renter population, which actually helps if you're thinking about investment properties or ADU potential. The job stability in education and healthcare keeps the area steady, but it's really the access to regional employment that drives the housing market.
Common questions from Alhambra homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Alhambra closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in Alhambra: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Alhambra buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Alhambra buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Alhambra buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Alhambra families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Alhambra properties fall within conforming limits, maximizing your financing options.
For Alhambra's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in Alhambra. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in Alhambra. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Alhambra. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Alhambra typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in Alhambra: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Alhambra buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Alhambra. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Alhambra typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Alhambra closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Alhambra properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Alhambra buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Alhambra buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Alhambra families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Alhambra. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Alhambra. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For Alhambra's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in Alhambra is $1,250,000 for 2025. This higher limit reflects Los Angeles County's designation as a high. cost area, and it covers most homes in Alhambra's market where the median price is around $922K. FHA loans require just 3.5% down with a credit score of 580 or higher.
Most buyers in Alhambra won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $922K. You'll only need a jumbo loan if you're purchasing a home above $1.25M, which represents the higher end of Alhambra's market. If you do need jumbo financing, expect stricter credit requirements and typically at least 10. 20% down.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often increase slightly based on home price trends. These high. cost area limits apply throughout Alhambra and all of LA County.
Yes, VA loans are available in Alhambra with a loan limit of $1,250,000, which covers most homes in the area. VA loans offer 0% down payment for eligible veterans and service members, and they don't require mortgage insurance. This can be a significant advantage in Alhambra's upper. middle market where you're looking at homes around $900K to $1.25M.
Our No Money Down program offers $0 down payment for qualified buyers in Alhambra. CalHFA programs are also popular here, providing down payment and closing cost assistance with options like the MyHome Assistance Program offering deferred. payment junior loans. Los Angeles County may have additional programs for first. time buyers, and these can be especially helpful given Alhambra's median home price of $922K.
Down payment requirements in Alhambra vary by loan type: conventional loans typically need 3. 5% for first. time buyers ($27,660. $46,100 on a $922K home), FHA requires 3.5% ($32,270), and VA or USDA offer $0 down for eligible buyers. If you're buying above the $1.25M conforming limit, jumbo loans usually require 10. 20% down. Many established professionals in Alhambra put down 10. 20% to avoid PMI and secure better rates.
Most conventional lenders in Alhambra require a minimum credit score of 620, though you'll get better rates with 700 or higher. FHA loans accept scores as low as 580 with 3.5% down, or 500. 579 with 10% down. Given Alhambra's upper. middle market and typical loan amounts around $900K, aiming for a 680+ score will give you more options and competitive interest rates.
Look for a lender experienced with Alhambra's upper. middle market and familiar with loan amounts in the $900K. $1.25M range. Compare rates, fees, and loan options from at least three lenders, and ask about their experience with both conforming and jumbo loans since you're near the conforming limit. A lender who understands Los Angeles County's high. cost area benefits and can close on time in a competitive market is essential.
Fill out the form below and we'll reach out to discuss your Alhambra mortgage options.
We respond within 24 hours
