Mortgage broker serving Arcadia, 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 Arcadia buyers, we match your unique situation to the right program.
Financing in Arcadia's premium market demands lenders experienced with jumbo loans above $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Arcadia 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 Arcadia home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Arcadia starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Arcadia 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 Arcadia 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 Arcadia homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing Arcadia home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Arcadia prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Arcadia.
Self-employed? Arcadia bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Arcadia properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Arcadia buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Arcadia buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Arcadia moves. Purchase before your current home sells.
Entity financing for Arcadia investors. Purchase in LLC for asset protection.
Arcadia loans under $1.25M get conforming refinance rates. Best rates available.
Access Arcadia home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Arcadia homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Arcadia veterans. Lower your rate without appraisal or income docs.
Arcadia home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Arcadia homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Arcadia can use DSCR financing. Rental income qualifies the loan.
Arcadia rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Arcadia apartment buildings. Commercial rates for larger properties.
Hard money financing for Arcadia commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Arcadia buyers with qualifying income.
CalHFA programs can help Arcadia first-time buyers. Check income limits for eligibility.
Arcadia family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Arcadia. Family member income helps qualification.
Check Arcadia city programs for additional DPA. May stack with CalHFA for more help.
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
Arcadia sits in the San Gabriel Valley about 13 miles northeast of downtown LA. Population is 56,181, median household income $108,214. The homeownership rate here is 58.4%, which is respectable for a high-cost area. At $1.793M median home price, this isn't an entry-level market. You're looking at jumbo loans for most purchases, and you'll need solid income documentation and reserves. The buyers here are typically dual-income professionals, business owners, or international buyers with significant down payments.
Here's the thing about Arcadia: the schools are a massive part of what drives these home prices. Arcadia High consistently ranks as one of the top public high schools in California, and that reputation pulls families willing to stretch their budgets. First Avenue Middle and Foothills Middle both score high, and the elementary schools like Baldwin Stocker and Holly Avenue maintain strong ratings. When you're financing a $1.5M+ home, you're not just buying the property. You're buying into a school district that protects your resale value. Families plan to stay long-term here, which creates stability in the market and means your neighbors are invested in the community.
Where you buy in Arcadia affects your financing strategy pretty significantly. Santa Anita Oaks runs $1.5M-$3M, mostly larger custom homes on generous lots near the foothills. You're looking at jumbo loans here, and lenders will want to see 20-25% down plus solid reserves. Highland Oaks sits at $1.2M-$2M, popular with families who want walkable streets and proximity to top-rated schools. Still jumbo territory, but the lower end might qualify for conforming jumbo programs with better rates. East Arcadia offers the most accessible entry point at $1M-$1.8M, with established homes and mature trees. Even at the lower end, you'll need strong income and credit to qualify. Cash buyers are common across all neighborhoods, which can make competing on properties tough if you're financing.
The commute to downtown LA runs about 26 minutes, which is remarkably short for Southern California. Santa Monica is 43 minutes, Long Beach 44 minutes, Irvine 53 minutes. The Gold Line Metro station connects you to downtown and Pasadena without sitting in traffic. This accessibility is exactly why Arcadia commands premium prices. You're paying for proximity to job centers while staying in a suburban setting with excellent schools. If both spouses work in different parts of LA County, Arcadia's central location makes the logistics work. That convenience translates directly into property values and explains why prices have stayed strong even when other markets dip.
Arcadia Unified School District is a major employer, which brings public sector stability. Santa Anita Park employs hundreds and draws visitors year-round, supporting local retail and restaurants. Methodist Hospital provides healthcare jobs, and Westfield Santa Anita anchors the retail scene. But real talk, most Arcadia buyers don't work locally. They're commuting to high-paying jobs in downtown LA, Pasadena, or across the region. The income levels here reflect professional careers in tech, finance, healthcare, and business ownership. When you're applying for a jumbo loan on a $1.8M property, lenders will scrutinize your employment stability and income sources carefully. The local economy is stable, but what really matters is your personal earning power and ability to document it.
Common questions from Arcadia 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 Arcadia 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 Arcadia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arcadia buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Arcadia 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 Arcadia 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 Arcadia 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 Arcadia properties fall within conforming limits, maximizing your financing options.
For Arcadia'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 Arcadia. 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 Arcadia. 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 Arcadia. 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 Arcadia 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 Arcadia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arcadia buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Arcadia. 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 Arcadia 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 Arcadia 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 Arcadia properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Arcadia 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 Arcadia 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 Arcadia families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Arcadia. 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 Arcadia. 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 Arcadia'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 Arcadia is $1,250,000 for 2025. This covers many properties in the area, though with a median home price of $1.8M, you'll likely need a jumbo loan for most homes. FHA loans require just 3.5% down with a credit score of 580 or higher.
Yes, you'll likely need a jumbo loan in Arcadia since the median home price is $1.8M, which exceeds the conforming loan limit of $1,250,000. Properties priced at $1.25M or below can use conventional or FHA financing, but most homes in this premium market require jumbo financing. Jumbo loans typically require 10. 20% down and stronger credit profiles.
For 2025 (2026 limits aren't set yet), Los Angeles County's conforming loan limit is $1,250,000, with FHA and VA limits also at $1,250,000. These limits apply to Arcadia and reflect the area's high. cost housing market. Limits are typically announced each November for the following year.
Yes, eligible veterans and service members can use VA loans in Arcadia with the county limit of $1,250,000 and no down payment required. For homes priced above $1.25M, you'll need a jumbo VA loan with a down payment on the amount exceeding the limit. With homes typically ranging $1.25M. $2M here, many buyers combine VA benefits with additional funds.
Our No Money Down program offers $0 down payment for qualified buyers purchasing in Arcadia. CalHFA programs and Los Angeles County DPA may also be available for lower. priced properties under $1.25M, though most homes here exceed typical DPA income and price limits. These programs work best for dual. income professionals buying at the lower end of Arcadia's market.
For Arcadia's median home price of $1.8M, you'll typically need 15. 20% down ($270,000. $360,000) for a jumbo loan. Conventional loans on properties under $1.25M can go as low as 3. 5% down, while FHA requires just 3.5%. Your down payment amount depends on the property price, loan type, and your financial profile.
For jumbo loans on Arcadia's typical $1.25M. $2M homes, you'll generally need a credit score of at least 680. 700, with 740+ getting the best rates. Conventional loans under $1.25M can qualify with scores as low as 620, while FHA accepts 580. Given the premium market and larger loan amounts, most successful buyers here have scores above 720.
Choose a lender experienced with Arcadia's premium market and jumbo loans, since most properties here exceed conforming limits. Look for competitive rates on loan amounts above $1M, responsive communication, and expertise navigating high. balance transactions. The right lender will understand the needs of dual. income professionals and offer tailored solutions for properties in the $1.25M. $2M range.
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