Mortgage broker serving Atascadero, 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 Atascadero buyers, we match your unique situation to the right program.
Atascadero'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 Atascadero 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 Atascadero home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Atascadero starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Atascadero 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 Atascadero 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 Atascadero 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 Atascadero buyers. Most homes under $1M with competitive rates.
Strong FHA option in Atascadero. Low down payment gets you into most properties here.
$0 down for Atascadero veterans. VA loans cover all properties with no PMI required.
Atascadero business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Atascadero. State assistance helps with down payment and closing costs.
Premium Atascadero homes over $1M require jumbo loans. Less common but available for luxury properties.
Atascadero sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Atascadero investors. Buy rentals in entity names.
Conforming refinance for Atascadero homeowners. Best rates for loans under $1M.
FHA streamline refinance for Atascadero. Easiest way to lower your existing FHA rate.
VA streamline refi for Atascadero veterans. Fastest way to reduce your mortgage payment.
Turn Atascadero home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Atascadero homeowners. Access equity without replacing first mortgage.
Atascadero owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Atascadero investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Atascadero projects. Short-term financing for value-add investments.
Multifamily options for Atascadero investors. Finance apartment buildings with commercial loans.
Atascadero 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 Atascadero buyers with qualifying income.
CalHFA programs popular in Atascadero. State assistance helps with down payment and closing costs.
Atascadero has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Atascadero buyers. Down payment assistance with no repayment.
Atascadero family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Atascadero 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
Atascadero sits right in the middle of San Luis Obispo County on the Central Coast, about halfway between LA and San Francisco. Population is 29,758, median household income $88,984. The homeownership rate here is 63.1%, and at $702K median home price, you're paying a premium for Central Coast living but getting something real for it. This is wine country adjacent without the Paso Robles price tag, and for a household pulling in $90K, you can still make the numbers work with a solid down payment and conventional financing.
If you've got kids, the school ratings here matter for both your quality of life and resale value. Lewis Middle School and San Gabriel Elementary both pull 8s, which is strong for California public schools. Atascadero High sits at a 7, and Santa Rosa Road Academic Academy rounds it out at 7 as well. These aren't just numbers on a website. They're the reason families stay put once they buy here, which keeps the ownership rate above 63% and supports stable property values. When you're taking out a 30-year mortgage, knowing the schools won't tank your investment matters.
Where you buy in Atascadero affects what you'll qualify for and what your monthly payment looks like. Portola Gardens runs $620K-$720K, mid-century homes with character near downtown, and this is where first-time buyers with 10-20% down and conventional loans can get in. Colony Park sits at $650K-$750K, ranch-style homes around the historic park, good for families who want established trees and walkability. Graves Creek is newer construction on the east side, $720K-$850K, bigger lots with mountain views, and you'll see conventional loans with higher down payments or jumbo financing depending on the property. Oak Hill is the top end, $800K-$1.2M, custom homes with valley views, and at that price point you're looking at jumbo loans or all-cash buyers. The loan type you need changes fast as you move up the price ladder here.
Here's the thing about Atascadero. You're not commuting to LA or San Francisco for work. Both cities are over three hours away, which means this is a destination, not a bedroom community. Highway 101 runs right through town, so you've got north-south access, but the drive to either metro area is 200-plus minutes. Most people who buy here work locally or remotely, and that's actually part of what keeps the town livable. You get Central Coast weather and lifestyle without being crushed by Bay Area or LA commuter demand.
The local job market is anchored by healthcare and public sector work, which matters when you're thinking about long-term mortgage stability. Atascadero State Hospital is the biggest employer, followed by Atascadero Unified School District and Atascadero Memorial Hospital through Dignity Health. City of Atascadero and Charles Machine Works round out the top employers. This mix gives you steady, recession-resistant jobs that help people keep making mortgage payments even when the economy wobbles. It's not a boom town, but it's stable, and lenders like stability when they're underwriting your loan.
Common questions from Atascadero 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 Atascadero 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 Atascadero: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Atascadero buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Atascadero 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 Atascadero 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 Atascadero 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 Atascadero properties fall within conforming limits, maximizing your financing options.
For Atascadero'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 Atascadero. 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 Atascadero. 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 Atascadero. 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 Atascadero 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 Atascadero: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Atascadero buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Atascadero. 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 Atascadero 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 Atascadero 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 Atascadero properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Atascadero 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 Atascadero 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 Atascadero families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Atascadero. 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 Atascadero. 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 Atascadero'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 Atascadero is $920,000 for 2025. This limit covers most homes in the area, since the median home price is around $702,000. FHA loans are popular here because they allow down payments as low as 3.5% with credit scores starting at 580.
Most buyers in Atascadero don't need a jumbo loan since the conforming loan limit is $1,000,000 and the median home price is $702,000. You'll only need a jumbo loan if you're buying a home priced above $1,000,000. The majority of homes in Atascadero fall comfortably within conventional loan limits.
For 2025, 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 Atascadero and cover the vast majority of homes in the area. The 2026 limits typically get announced in late 2025, but they usually adjust based on home price trends.
Yes, VA loans are very competitive in Atascadero with a loan limit of $1,000,000, which covers virtually all homes in the area. VA loans offer 0% down payment for eligible veterans and service members, and they don't require mortgage insurance. With the median home price at $702,000, most properties qualify for full VA financing.
Our No Money Down program offers $0 down payment for qualified buyers in Atascadero. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering 3.5% deferred. payment junior loans. San Luis Obispo County also offers various local assistance programs for first. time and moderate. income buyers.
Down payments in Atascadero vary by loan type. Conventional loans can go as low as 3% down ($21,060 on a $702,000 home), FHA requires 3.5% ($24,570), and VA or USDA loans offer 0% down for eligible buyers. With multiple down payment assistance programs available, many first. time buyers put down less than 5%.
Most lenders in Atascadero require a minimum credit score of 620 for conventional loans, though you can qualify for FHA loans with scores as low as 580 (or even 500 with 10% down). With the median home price at $702,000, having a score above 680 will help you secure better interest rates and loan terms.
Look for a lender experienced with Atascadero's balanced market and the $600K. $900K price range that's common here. Compare rates across multiple lenders, but also consider their knowledge of local programs like CalHFA and county assistance options. The best lender will offer competitive rates, understand both conforming and government loan options, and provide clear communication throughout your home purchase.
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