Mortgage broker serving Auburn, 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 Auburn buyers, we match your unique situation to the right program.
Auburn buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Auburn 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 Auburn home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Auburn starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Auburn 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 Auburn 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 Auburn 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 Auburn buyers. Most homes under $833K with competitive rates.
Strong FHA option in Auburn. Low down payment gets you into most properties here.
$0 down for Auburn veterans. VA loans cover all properties with no PMI required.
Auburn business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Auburn. State assistance helps with down payment and closing costs.
Premium Auburn homes over $833K require jumbo loans. Less common but available for luxury properties.
Auburn sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Auburn investors. Buy rentals in entity names.
Conforming refinance for Auburn homeowners. Best rates for loans under $833K.
FHA streamline refinance for Auburn. Easiest way to lower your existing FHA rate.
VA streamline refi for Auburn veterans. Fastest way to reduce your mortgage payment.
Turn Auburn home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Auburn homeowners. Access equity without replacing first mortgage.
Auburn owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Auburn investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Auburn projects. Short-term financing for value-add investments.
Multifamily options for Auburn investors. Finance apartment buildings with commercial loans.
Auburn 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 Auburn buyers with qualifying income.
CalHFA programs popular in Auburn. State assistance helps with down payment and closing costs.
Auburn has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Auburn buyers. Down payment assistance with no repayment.
Auburn family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Auburn 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
Auburn sits in the Sierra foothills about 36 miles northeast of Sacramento. Population is 13,773, median household income $73,074. The homeownership rate here is 59.4%, which tells you something about the market. At $602K median home price, you're paying a premium for the Gold Country lifestyle and those foothill views, but it's still more accessible than Placer County's valley cities. For a household pulling in $70-80K, you'll need to stretch or look at the lower end of the market, but it's doable with the right loan structure.
If you've got kids, the school quality matters for both your family's experience and your resale value down the line. Placer High School is the main high school option, and you'll find Auburn Elementary, Skyridge Elementary, and E.V. Cain Middle School serving different parts of town. Chana High School offers an alternative education program. The schools aren't the main reason people move here, but they're solid enough that families don't flee once their kids hit school age. That stability shows up in property values. When you're comparing Auburn to other foothill towns, the school situation is pretty typical for the area.
Where you buy in Auburn changes your price point and loan strategy pretty significantly. Old Town Auburn runs $500K-$800K, historic properties with character but sometimes older systems that'll show up on your inspection. Conventional loans work here, but expect lenders to look closely at the condition if you're buying something from the 1800s. Lake of the Pines hits $400K-$700K, it's technically a separate community but many buyers consider it part of the Auburn market. You get lake access and amenities, HOA fees will factor into your debt-to-income ratio. Bowman sits at $450K-$750K, more standard residential stuff, easier to finance with conventional loans. The $400K-$500K range is where first-time buyers can get in, often using conventional with lower down payments or exploring FHA if the property qualifies.
The commute to Sacramento takes about 36 minutes on I-80, Roseville is 18 minutes if you work in the suburbs. That's the sweet spot that keeps Auburn desirable. You're close enough to commute without losing your mind, but far enough up the hill to feel like you've escaped the valley heat and sprawl. Local transit exists but let's be real, you're driving. The commute matters for your mortgage decision because if you're working in Sacramento, you could buy cheaper in Citrus Heights or Carmichael. You're paying extra to live in the foothills, so make sure that trade-off works for your budget and lifestyle.
Placer County is the big employer here since Auburn is the county seat, which means steady government jobs with decent benefits. Sutter Auburn Faith Hospital brings healthcare employment, and Sierra College provides education sector work. The job base is stable but not huge, so most buyers either work locally in these sectors or commute down the hill to Sacramento or Roseville. Here's the thing about buying in a smaller foothill town: you're not moving here for explosive job growth. You're buying for quality of life, and you need income from somewhere else or a secure local position. That affects how lenders look at your application. Remote workers have been pushing into Auburn hard the last few years, which is part of why prices have stayed firm even when rates went up.
Common questions from Auburn 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 Auburn 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 Auburn: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Auburn buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Auburn 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 Auburn 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 Auburn families purchase with minimal upfront cash.
2026 Placer County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Auburn properties fall within conforming limits, maximizing your financing options.
For Auburn'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 Auburn. 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 Auburn. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Placer County, and structure your purchase to minimize upfront costs.
You still have options in Auburn. 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 Placer County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Auburn 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 Auburn: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Auburn buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Auburn. 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 Placer County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Auburn 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 Auburn 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 Placer County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Auburn properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Auburn 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 Auburn 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 Auburn families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Auburn. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Placer County, and structure your purchase to minimize upfront costs.
You still have options in Auburn. 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 Auburn'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 Auburn is $765,000 for 2026, which covers most homes in the area since the median price is around $602,000. This makes FHA loans a strong option for first. time buyers and those with smaller down payments in Placer County. You can purchase well above the median home price while still taking advantage of FHA's low 3.5% down payment requirement.
Most Auburn buyers don't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $602,000. You'll only need a jumbo loan if you're purchasing a home above $833,000, which represents the higher end of Auburn's market. The majority of homes in the $600K. $900K range can be financed with conventional, FHA, or VA loans.
For 2026, Placer County loan limits are $833,000 for conforming loans, $765,000 for FHA loans, and $833,000 for VA loans. These limits are well. suited to Auburn's balanced market where most homes fall between $600K and $900K. These higher limits mean more financing options and better rates for the majority of local buyers.
Yes, VA loans are very competitive in Auburn with a loan limit of $833,000, covering virtually all homes in the typical $600K. $900K range. VA loans offer 0% down payment for eligible veterans and service members, making them an excellent option in this market. Many Auburn lenders are experienced with VA financing given the strong demand from military families in the area.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Auburn's market. Additionally, CalHFA offers down payment assistance programs with competitive rates, and Placer County sometimes has local DPA options for first. time buyers. These programs are particularly valuable given Auburn's median home price of $602,000, where even a 3% down payment would be over $18,000.
Down payment requirements in Auburn vary by loan type: conventional loans typically need 3. 5% down ($18,000. $30,000 on a $602,000 home), FHA requires 3.5% down, and VA or USDA loans offer 0% down for eligible buyers. With Auburn's median price at $602,000, exploring low down payment options and assistance programs can make a significant difference in your buying power.
Most Auburn lenders require a minimum credit score of 620 for conventional loans, though FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on Auburn's median. priced homes around $602,000, you'll want a score of 680 or higher. VA loans are often more flexible with credit scores, making them attractive for eligible buyers in this balanced market.
Choose a lender experienced with Auburn's balanced market who can offer multiple loan options including conventional, FHA, and VA products in the $600K. $900K range. Look for competitive rates, clear communication, and knowledge of local down payment assistance programs that can help with Placer County purchases. A lender familiar with Auburn's typical closing timelines and local appraisal standards will help your transaction go smoothly.
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