Mortgage broker serving Arroyo Grande, 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 Arroyo Grande buyers, we match your unique situation to the right program.
Arroyo Grande's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Arroyo Grande 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 Arroyo Grande home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Arroyo Grande starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Arroyo Grande 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 Arroyo Grande 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 Arroyo Grande 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: $832,750 |
| 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 $832,750 |
| 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 Arroyo Grande buyers. Most homes under $1M with competitive rates.
Strong FHA option in Arroyo Grande. Low down payment gets you into most properties here.
$0 down for Arroyo Grande veterans. VA loans cover all properties with no PMI required.
Arroyo Grande business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Arroyo Grande. State assistance helps with down payment and closing costs.
Premium Arroyo Grande homes over $1M require jumbo loans. Less common but available for luxury properties.
Arroyo Grande sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Arroyo Grande investors. Buy rentals in entity names.
Conforming refinance for Arroyo Grande homeowners. Best rates for loans under $1M.
FHA streamline refinance for Arroyo Grande. Easiest way to lower your existing FHA rate.
VA streamline refi for Arroyo Grande veterans. Fastest way to reduce your mortgage payment.
Turn Arroyo Grande home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Arroyo Grande homeowners. Access equity without replacing first mortgage.
Arroyo Grande owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Arroyo Grande investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Arroyo Grande projects. Short-term financing for value-add investments.
Multifamily options for Arroyo Grande investors. Finance apartment buildings with commercial loans.
Arroyo Grande 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 Arroyo Grande buyers with qualifying income.
CalHFA programs popular in Arroyo Grande. State assistance helps with down payment and closing costs.
Arroyo Grande has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Arroyo Grande buyers. Down payment assistance with no repayment.
Arroyo Grande family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Arroyo Grande 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
Arroyo Grande sits on the Central Coast in San Luis Obispo County, about 15 miles south of SLO proper. Population is 18,435, median household income $99,143. The homeownership rate here is 62.7%, and at $840K median home price, you're looking at one of those California towns where the quality of life justifies the mortgage payment. This isn't LA or SF money, but it's not cheap either. You need solid income or a healthy down payment to make the numbers work here.
Branch Elementary pulls an 8 rating, Arroyo Grande High a 7, Ocean View Elementary a 7. These are strong scores that matter when you're stretching your budget to $800K or $900K. Good schools protect your investment and make resale easier when life changes. The Lucia Mar Unified School District serves the area and employs a chunk of the local workforce, which tells you something about community priorities. That 62.7% homeownership rate means your neighbors are invested long-term, not just passing through on rentals.
Where you buy in Arroyo Grande determines whether you're using conventional, jumbo, or creative financing. The Village runs $700K-$950K with historic Victorians and updated bungalows on walkable streets. This is where character costs money, and most buyers use conventional loans with 20% down to avoid PMI on these prices. Strawberry Fields is your entry point at $650K-$900K, tract homes on cul-de-sacs that work for families stretching into their first Central Coast purchase. FHA loans show up here occasionally, though 3.5% down on $700K still means serious cash. Rancho Grande and Crown Hill both sit in the $750K-$1.1M range with newer construction and hillside views. Masterpiece Estates tops out at $900K-$1.5M for custom builds on larger lots, and you're looking at jumbo territory above $766,550. Real talk, if you can't put down $150K-$200K, Arroyo Grande gets tough to pencil out.
Here's the thing about Arroyo Grande. You're not commuting to LA or San Francisco for work unless you've lost your mind or work remotely. LA is three hours south, SF nearly four hours north. This is a destination town, not a bedroom community. Highway 101 runs through the area and gets you to San Luis Obispo in 15 minutes, but most people who buy here work locally or at Cal Poly. The isolation is part of what you're paying for. Central Coast lifestyle means you're trading big city access for small town charm and beach proximity.
Lucia Mar Unified School District is the top employer, followed by Dignity Health's Arroyo Grande Community Hospital. Cal Poly in San Luis Obispo pulls a lot of professional talent to the area, and university towns tend to hold value better during downturns. The City of Arroyo Grande itself provides steady municipal jobs. Pismo Beach Premium Outlets adds retail employment. The job market here isn't massive, but it's stable and leans professional. Most buyers work in education, healthcare, or tech roles that can support an $840K mortgage. You need household income around $200K to comfortably afford the median home here with conventional financing, which lines up with the professional employment base.
Common questions from Arroyo Grande 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 Arroyo Grande 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 Arroyo Grande: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arroyo Grande buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Arroyo Grande 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 Arroyo Grande 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 Arroyo Grande families purchase with minimal upfront cash.
2026 San Luis Obispo County limits: FHA $920,000, Conventional $1,000,500. Any loan above $1,000,500 is a jumbo loan. Most Arroyo Grande properties fall within conforming limits, maximizing your financing options.
For Arroyo Grande'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 Arroyo Grande. 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 Arroyo Grande. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in Arroyo Grande. 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 San Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Arroyo Grande 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 Arroyo Grande: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Arroyo Grande buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Arroyo Grande. 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 San Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Arroyo Grande 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 Arroyo Grande 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 San Luis Obispo County limits: FHA $920,000, Conventional $1,000,500. Any loan above $1,000,500 is a jumbo loan. Most Arroyo Grande properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Arroyo Grande 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 Arroyo Grande 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 Arroyo Grande families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Arroyo Grande. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in Arroyo Grande. 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 Arroyo Grande'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 Arroyo Grande is $920,000 for 2025. This covers most homes in the area, since the median home price is around $840,000. FHA loans are popular here because they allow down payments as low as 3.5% with credit scores starting at 580.
Most buyers in Arroyo Grande don't need a jumbo loan since the conforming loan limit is $1,000,000 and the median home price is $840,000. You'll only need a jumbo loan if you're buying above $1,000,000. The majority of homes here fall comfortably within conventional and FHA loan limits.
For 2026, San Luis Obispo County loan limits are $1,000,000 for conforming loans, $920,000 for FHA loans, and $1,000,000 for VA loans. These limits apply to Arroyo Grande and surrounding areas. These higher limits reflect the county's elevated housing costs compared to national averages.
Yes, VA loans are very competitive in Arroyo Grande with a loan limit of $1,000,000, which covers nearly all homes in the area. Veterans and active military can buy with $0 down and no mortgage insurance. VA loans are an excellent option here, especially with the median home price at $840,000.
Our No Money Down program offers $0 down payment for qualified buyers in Arroyo Grande. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, and San Luis Obispo County offers additional local assistance programs. These programs can be particularly helpful given the $840,000 median home price.
Down payments in Arroyo Grande vary by loan type: conventional loans typically require 3% to 5% ($25,000 to $42,000 on an $840,000 home), FHA requires 3.5%, and VA or USDA loans offer $0 down. First. time buyers often combine lower down payment programs with assistance programs to reduce upfront costs.
Most lenders in Arroyo Grande require a minimum credit score of 620 for conventional loans, though you can qualify for FHA loans with scores as low as 580. With the area's median income of $99,143 and home prices around $840,000, a score of 640 or higher will give you access to better rates and more loan options.
Choose a lender experienced with Arroyo Grande's balanced market who can explain your options across conventional, FHA, and VA loans. Look for competitive rates, familiarity with local down payment assistance programs, and responsiveness during the process. Getting pre. approved with a knowledgeable local lender gives you an edge in this market where homes typically range from $600,000 to $900,000.
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