Mortgage broker serving Aliso Viejo, 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 Aliso Viejo buyers, we match your unique situation to the right program.
Aliso Viejo offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Aliso Viejo 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 Aliso Viejo home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Aliso Viejo starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Aliso Viejo 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 Aliso Viejo 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 Aliso Viejo 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
Standard option for Aliso Viejo buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Aliso Viejo. Low down payment gets you into most properties here.
$0 down for Aliso Viejo veterans. VA loans cover all properties with no PMI required.
Aliso Viejo business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Aliso Viejo. State assistance helps with down payment and closing costs.
Premium Aliso Viejo homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Aliso Viejo sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Aliso Viejo investors. Buy rentals in entity names.
Conforming refinance for Aliso Viejo homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Aliso Viejo. Easiest way to lower your existing FHA rate.
VA streamline refi for Aliso Viejo veterans. Fastest way to reduce your mortgage payment.
Turn Aliso Viejo home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Aliso Viejo homeowners. Access equity without replacing first mortgage.
Aliso Viejo owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Aliso Viejo investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Aliso Viejo projects. Short-term financing for value-add investments.
Multifamily options for Aliso Viejo investors. Finance apartment buildings with commercial loans.
Aliso Viejo investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Aliso Viejo buyers with qualifying income.
CalHFA programs popular in Aliso Viejo. State assistance helps with down payment and closing costs.
Aliso Viejo has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Aliso Viejo buyers. Down payment assistance with no repayment.
Aliso Viejo family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Aliso Viejo purchases. Family member income boosts qualification.
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
Aliso Viejo sits in south Orange County, about 20 minutes from Irvine and an hour from LA. Population is 51,896, median household income $131,708. The homeownership rate here is 56.2%, which is actually lower than you'd expect for a suburban OC city, and there's a reason for that. At $845K median home price, you're looking at a household needing around $200K in annual income to comfortably qualify for a conventional loan. This is classic Orange County pricing - you're paying a premium for the school ratings, the location, and that South OC lifestyle.
The schools here are a major reason people stretch their budgets to buy in Aliso Viejo. Don Juan Avila Middle pulls a 9 rating, Canyon Vista Elementary a 9, Oak Grove Elementary an 8, and Aliso Niguel High an 8. These aren't just good scores, they're the kind of ratings that protect your property value when it's time to sell. Families will pay more to get into these boundaries, which is why you'll see bidding wars even in a slower market. When you're looking at an $850K mortgage, you want to know the fundamentals that drove that price will still be there in five or ten years. The school district stability here gives you that confidence.
Where you buy in Aliso Viejo makes a real difference in your financing options and monthly payment. Town Center runs $750K-$950K, mostly upscale townhomes and condos that work well with conventional loans and lower down payments since HOA fees are already baked into the lifestyle. South Aliso hits $900K-$1.3M for single-family homes on bigger lots with canyon views, and you're looking at conventional or jumbo territory depending on your down payment. Journey at Aliso Viejo goes $1.1M-$1.8M for newer luxury builds with resort amenities, definitely jumbo loan range for most buyers. Canyon View Estates tops out at $1.2M-$2.2M for custom hillside homes with mountain and coastal views, and at that level you're talking jumbo financing with significant cash reserves required. The entry point here is still three-quarters of a million, which prices out a lot of would-be buyers even with dual incomes.
The commute situation is one of Aliso Viejo's selling points if you work anywhere in Orange County. Irvine is 20 minutes, which puts you close to the major job centers without the Irvine price tag that's even higher in some pockets. LA runs about 59 minutes, Santa Monica 63 minutes, Long Beach 45 minutes. The I-5 and 73 toll road are your main arteries, and yeah, you'll hit traffic during rush hour like everywhere else in SoCal. But here's the thing - that Irvine proximity means you can work at one of the big corporate campuses and still get home for dinner. The commute trade-off is minimal compared to what you'd face from Riverside or San Bernardino, and your mortgage payment reflects that convenience.
The local economy is anchored by some serious corporate players. Pacific Life Insurance has a major presence, Quest Diagnostics operates here, and UDR Inc. provides property management jobs. Capistrano Unified School District and Saddleback College add public sector stability. Mission Hospital in nearby Mission Viejo is a huge healthcare employer. The job mix skews white-collar and professional, which matches that $131K median household income. Most buyers here work in Irvine's business parks, the medical corridor, or make the reverse commute to LA for higher-paying corporate gigs. That dual-income professional household is pretty much the standard buyer profile, because you need it to qualify for these mortgages.
Common questions from Aliso Viejo 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 Aliso Viejo 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 Aliso Viejo: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Aliso Viejo buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Aliso Viejo 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 Aliso Viejo 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 Aliso Viejo families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Aliso Viejo properties fall within conforming limits, maximizing your financing options.
For Aliso Viejo'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 Aliso Viejo. 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 Aliso Viejo. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Aliso Viejo. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Aliso Viejo 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 Aliso Viejo: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Aliso Viejo buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Aliso Viejo. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Aliso Viejo 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 Aliso Viejo 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Aliso Viejo properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Aliso Viejo 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 Aliso Viejo 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 Aliso Viejo families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Aliso Viejo. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Aliso Viejo. 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 Aliso Viejo'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 Aliso Viejo is $1,250,000 for 2026, which covers most homes in this Orange County community. With median home prices around $845K, you'll find that FHA loans work well for the majority of properties here. This higher limit means you can purchase a typical Aliso Viejo home with just 3.5% down if you qualify.
Most buyers in Aliso Viejo don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $845K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million. The majority of homes here fall comfortably within conventional and FHA loan limits.
For 2026, Orange County loan limits are $1,250,000 for conforming, FHA, and VA loans. This applies to Aliso Viejo and all Orange County cities. These limits are significantly higher than the national baseline due to Orange County's housing costs.
Yes, VA loans are very competitive in Aliso Viejo with a loan limit of $1,250,000 and no down payment required for eligible veterans. With the median home price at $845K, most properties here are well within VA loan limits. VA loans are popular in Orange County because they offer 0% down and no PMI.
Our No Money Down program offers $0 down payment for qualified buyers in Aliso Viejo. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as Orange County specific programs for first. time and move. up buyers. With median home prices around $845K, these programs can help you save tens of thousands in upfront costs.
Down payments in Aliso Viejo typically range from 0% to 20% depending on your loan type. VA loans and our No Money Down program offer 0% down, FHA requires just 3.5% down (about $30K on an $845K home), and conventional loans can go as low as 3% for first. time buyers. If you're putting down 20% on the median priced home, that's about $169K.
Most lenders require a minimum credit score of 620 for conventional loans in Aliso Viejo, while FHA loans can go as low as 580 (or even 500 with 10% down). With the median home price at $845K, you'll get the best rates with a score of 700 or higher. VA loans are often more flexible with credit requirements for eligible veterans.
Look for a lender experienced with Aliso Viejo's balanced market and the $600K to $900K price range that's common here. Compare rates across multiple lenders, but also consider their knowledge of Orange County programs, responsiveness, and ability to close on time. A local lender familiar with the area can help you navigate both conventional and government loan options that work best for your situation.
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