Mortgage broker serving Atherton, 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 Atherton buyers, we match your unique situation to the right program.
Atherton buyers in the luxury segment face unique challenges with high-value properties exceeding $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 Atherton 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 Atherton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Atherton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Atherton 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 Atherton 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 Atherton homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Atherton home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Atherton homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Atherton buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Atherton buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Atherton home before selling. Bridge loans cover the gap between properties.
International buyers purchase Atherton properties with foreign national loans. No US credit required.
Atherton tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Atherton investors buy in LLC names. Asset protection with entity financing.
Atherton homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Atherton properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Atherton homeowners. Flexible credit line against substantial equity.
Home equity loans for Atherton owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Atherton veterans. Refinance existing VA loan with no appraisal needed.
Atherton investors can cash-out immediately after purchase. No seasoning required.
Atherton investment properties qualify on rental income alone. DSCR loans skip employment verification.
Atherton renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Atherton apartment buildings. 5+ unit commercial loans available.
Hard money for Atherton commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Atherton buyers with qualifying income.
CalHFA assistance technically available but rarely used in Atherton's luxury market.
Family property transfers in Atherton use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Atherton purchases. Non-occupant co-borrower boosts qualifying income.
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
Atherton sits in the heart of Silicon Valley, population 7,124, median household income over $250K. This is consistently ranked as one of the most expensive zip codes in America, with a median home price around $10.1 million. The homeownership rate is 85.8%, which tells you everything about who lives here. These aren't investment properties or rentals. These are primary residences for tech founders, venture capitalists, and executives who've already made it. If you're looking at Atherton, you're likely bringing substantial assets to the table, and your financing strategy will look very different from a typical California buyer.
The schools here are exceptional, and that matters when you're protecting an eight-figure investment. Las Lomitas Elementary pulls a 9 rating, Encinal Elementary an 8. Menlo School, one of the premier private schools in the Bay Area, gets a 9 and sits right in town. Sacred Heart Prep scores an 8 and draws families from across the Peninsula. When you're buying a $7 million or $10 million property, you're not just buying a house. You're buying into a school system and community that holds value. The families here stay long-term, which is why that 85.8% ownership rate is so high. Resale values remain strong because the school quality never wavers.
Every neighborhood in Atherton is high-end, but where you buy affects your financing approach and what you're actually getting. West Atherton runs $6M-$11M, quieter with horse properties and close to Menlo Park amenities. Most buyers here use jumbo loans or portfolio loans, though all-cash deals are common. Holbrook-Palmer Park Area goes $7M-$9M, tree-lined streets with grand estates and park access. Lindenwood is $8M-$13M, some of the most private and expensive properties in town with mature oaks and sprawling lots. Atherton Oaks hits $9M-$17M, custom luxury homes on massive parcels, popular with tech executives who want total privacy. At these price points, you're looking at jumbo loans with significant down payments, asset-based lending, or cash purchases. Your lender needs to understand high-net-worth clients and move fast in a market where properties don't last.
Atherton's location is a huge part of why it commands these prices. You're 13 minutes to Palo Alto, 32 minutes to San Jose, 40 minutes to San Francisco on a normal day. This puts you at the center of Silicon Valley's power corridor without the density of Palo Alto or Menlo Park. Most residents here aren't commuting to an office daily. They're founders, investors, or executives with flexible schedules. The proximity to Sand Hill Road, Stanford, and the major tech campuses means you can live in total privacy but still be at a board meeting or pitch in under 15 minutes. That combination of seclusion and access is rare, and it's reflected in the property values.
The local employers like Menlo School, Sacred Heart Schools, and the Town of Atherton provide some jobs, but that's not why people buy here. Sequoia Capital, one of the world's top venture capital firms, is headquartered nearby. SRI International and Stanford Research Institute are close. The real economic story is that Atherton is where successful people from the broader Silicon Valley ecosystem choose to live. Your neighbors are likely funding startups, running public companies, or managing family offices. This isn't a town where people are stretching to afford the mortgage. The buyer pool is cash-heavy, which keeps values stable even when the broader market dips. If you're financing, expect your lender to want to see significant liquid assets beyond the down payment.
Common questions from Atherton 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 Atherton 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 Atherton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Atherton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Atherton 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 Atherton 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 Atherton families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Atherton properties fall within conforming limits, maximizing your financing options.
For Atherton'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 Atherton. 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 Atherton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Atherton. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Atherton 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 Atherton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Atherton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Atherton. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Atherton 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 Atherton 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 Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Atherton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Atherton 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 Atherton 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 Atherton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Atherton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Atherton. 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 Atherton'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 Atherton is $1.25M for 2025. However, with a median home price of $10.1M, FHA loans aren't practical for most Atherton properties since they're designed for lower. priced homes. You'll likely need a jumbo loan to finance an Atherton home.
Yes, you'll almost certainly need a jumbo loan in Atherton since the median home price is $10.1M, which far exceeds the conforming loan limit of $1.25M. Jumbo loans are the standard financing option here, though many buyers in this ultra. luxury market use substantial cash down payments or purchase outright.
For 2025, San Mateo County's loan limits are $1.25M for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025. Given Atherton's $10.1M median price, most buyers here need jumbo financing regardless of these limits.
Yes, eligible veterans can use VA loans in Atherton with a limit of $1.25M without a down payment. However, since Atherton's median home price is $10.1M, you'd need a substantial down payment to cover the difference between the VA limit and your purchase price, making jumbo loans more common for veterans buying here.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Atherton's ultra. luxury market with a median price of $10.1M and median income of $250,001+, most buyers here don't qualify for traditional assistance programs like CalHFA due to income limits. High. net. worth buyers typically use portfolio loans or private banking relationships instead.
For Atherton's ultra. luxury market, jumbo lenders typically require 20% to 30% down, which means $2M to $3M+ on the median $10.1M home. Some portfolio lenders offer more flexible terms for high. net. worth buyers with strong financials. Many Atherton buyers put down significantly more or purchase with cash.
Jumbo loans in Atherton typically require a minimum credit score of 680 to 700, though many lenders prefer 720+ for the best rates on multi. million dollar properties. Given the ultra. luxury market and complex financial profiles common here, lenders focus heavily on overall wealth, assets, and income documentation beyond just credit scores.
In Atherton's ultra. luxury market, you'll want a lender experienced with jumbo loans and complex income situations like stock options, business ownership, or international income. Look for lenders who offer portfolio products, understand high. net. worth financing, and can close quickly on competitive multi. million dollar properties. Personal referrals from your wealth advisor or real estate agent are invaluable here.
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