Mortgage broker serving Arcata, 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 Arcata buyers, we match your unique situation to the right program.
Arcata's market offers opportunity for buyers who understand their financing options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Arcata 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 Arcata home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Arcata starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Arcata 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 Arcata 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 Arcata 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Arcata purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Arcata. State programs reduce out-of-pocket costs significantly.
Veterans buy Arcata homes with $0 down. Full VA benefits cover all properties here.
Many Arcata properties qualify for USDA zero-down loans. Rural designation required.
All Arcata properties qualify for conforming loans. 3% down minimum for first-time buyers.
Arcata local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Arcata homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Arcata. Investors can purchase in entity names.
FHA streamline dominates Arcata refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Arcata veterans. No paperwork hassles, quick closing.
Many Arcata homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Arcata refinance qualifies for conforming rates. Best terms for rate reduction.
Arcata owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Arcata. Predictable payments for major expenses.
DSCR financing for Arcata investors. Buy rentals based on property income potential.
Fix-and-flip financing for Arcata investors. Buy distressed properties, renovate, sell.
Commercial hard money in Arcata. Quick funding when timing is critical.
Multifamily loans available for Arcata apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Arcata buyers with qualifying income.
CalHFA is a strong option for Arcata. State programs reduce out-of-pocket costs significantly.
Arcata local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Arcata down payment help. Free money for qualified buyers.
Many Arcata properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Arcata benefit from gift of equity. No cash down payment needed.
Arcata first-time buyers often use co-borrowers. Family help for 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
Arcata sits on California's North Coast in Humboldt County, about 280 miles north of San Francisco. Population is 18,536, median household income $43,444. The homeownership rate here is just 33.2%, way below the state average, and there's a clear reason why. Cal Poly Humboldt dominates the housing market, creating a rental-heavy economy where students and young professionals compete with families trying to buy. At $415K median home price, you're looking at a mortgage that requires creative financing or dual incomes when the area's median income won't support conventional loan ratios on its own.
If you're buying with kids in mind, the school ratings are decent but not stellar. Arcata Elementary pulls a 7, Sunny Brae Middle a 6, Arcata High a 7. These are solid scores for a small North Coast town, and the district stays stable year to year. The low homeownership rate means you'll have fewer neighbors with equity stakes compared to other California towns, but the families who do buy here tend to stick around for the lifestyle. When you're thinking resale value, remember that the university creates constant rental demand, which can work in your favor if you ever need to convert your property to income.
Where you buy in Arcata affects both your loan options and your long-term investment. Alliance runs $350K-$420K with Victorian and craftsman homes near downtown, and this is where FHA loans make sense for first-time buyers who want walkability to Arcata Plaza. Westside goes $380K-$450K, mixing vintage and newer construction with tree-lined streets, popular with families willing to use conventional financing. Sunny Brae sits at $390K-$460K on the eastern edge with newer subdivisions and school access, attracting buyers with kids who can hit the 20% down payment. Bayview is the premium play at $400K-$480K, offering Humboldt Bay views and mid-century character, usually requiring conventional or jumbo depending on the property. The university presence means student rental potential exists in every neighborhood, which some buyers use to offset mortgage costs with a spare room.
Here's the thing about Arcata: you're not commuting to a major metro. San Francisco is nearly five hours south, LA is over ten hours. This isn't a bedroom community, it's a destination town where you live and work locally. Local transit exists but most people drive, and everything you need sits within a few miles. The isolation is exactly why prices haven't exploded like coastal California markets closer to job centers. If you work remotely or land a job with one of the local employers, you're trading big-city access for a mortgage payment that won't crush you and a lifestyle focused on redwoods and coastline instead of freeways.
Cal Poly Humboldt is the economic engine here, employing the most people and driving the rental market that keeps homeownership rates low. Mad River Community Hospital and the Arcata School District add public sector stability. City of Arcata, Wildberries Marketplace, and Green Diamond Resource Company round out the major employers. The job market is small and specialized, heavy on education, healthcare, retail, and natural resources. Most buyers here either work for the university system, healthcare, local government, or they've figured out remote work arrangements. The median income of $43K makes qualifying for a $415K mortgage tough without a partner's income or a significant down payment, which explains why so many properties stay as rentals instead of owner-occupied.
Common questions from Arcata 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 Arcata 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 Arcata: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arcata buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Arcata 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 Arcata 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 Arcata families purchase with minimal upfront cash.
2026 Humboldt County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Arcata properties fall within conforming limits, maximizing your financing options.
For Arcata'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 Arcata. 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 Arcata. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Humboldt County, and structure your purchase to minimize upfront costs.
You still have options in Arcata. 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 Humboldt County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Arcata 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 Arcata: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arcata buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Arcata. 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 Humboldt County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Arcata 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 Arcata 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 Humboldt County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Arcata properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Arcata 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 Arcata 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 Arcata families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Arcata. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Humboldt County, and structure your purchase to minimize upfront costs.
You still have options in Arcata. 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 Arcata'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 Arcata is $541,000 for 2025, which is well above the median home price of $415,000. This means you can purchase most homes in Arcata with an FHA loan requiring just 3.5% down. FHA loans are particularly popular here since they're ideal for first. time buyers with limited savings.
You won't need a jumbo loan for most homes in Arcata since the median price is $415,000 and the conforming loan limit is $833,000. Only properties priced above $833,000 would require a jumbo loan, which represents a small fraction of the market here. FHA and conventional loans will cover the vast majority of available homes.
For 2026, Humboldt County's loan limits are $541,000 for FHA loans and $833,000 for both VA and conforming conventional loans. These higher limits reflect the county's designation as a high. cost area. These limits give you plenty of purchasing power since most Arcata homes fall well below these thresholds.
Yes, VA loans are available in Arcata with a generous loan limit of $833,000, covering virtually all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no PMI, making them one of the best options available. This is especially valuable in Arcata where the median home price of $415,000 is well within VA limits.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. CalHFA programs are also game. changers here, offering down payment and closing cost assistance for first. time buyers. Additionally, some areas around Arcata may qualify for USDA loans with zero down, and Humboldt County may offer local DPA programs worth exploring.
You can buy a home in Arcata with as little as 3.5% down using an FHA loan, which would be around $14,500 on a $415,000 home. However, many buyers here qualify for down payment assistance or our No Money Down program, potentially requiring $0 out of pocket. Conventional loans require 5% down minimum, but FHA is typically the better fit for first. time buyers in this market.
You can qualify for an FHA loan in Arcata with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Most lenders prefer seeing scores of 620 or higher for the best rates and program options. Given that FHA loans dominate this market, a 580+ score puts homeownership within reach for many first. time buyers.
Choose a lender experienced with Arcata's market who understands FHA loans and down payment assistance programs that are critical here. Look for someone who can explain CalHFA options and help you navigate first. time buyer programs, since most buyers in this area need that expertise. Compare rates and fees from multiple lenders, but prioritize those who specialize in helping buyers with limited savings maximize their purchasing power.
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