Mortgage broker serving Avalon, 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 Avalon buyers, we match your unique situation to the right program.
Avalon'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 Avalon 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 Avalon home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Avalon starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Avalon 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 Avalon 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 Avalon 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: $1,249,125 |
| 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 $1,249,125 |
| 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 Avalon buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Avalon. Low down payment gets you into most properties here.
$0 down for Avalon veterans. VA loans cover all properties with no PMI required.
Avalon business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Avalon. State assistance helps with down payment and closing costs.
Premium Avalon homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Avalon sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Avalon investors. Buy rentals in entity names.
Conforming refinance for Avalon homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Avalon. Easiest way to lower your existing FHA rate.
VA streamline refi for Avalon veterans. Fastest way to reduce your mortgage payment.
Turn Avalon home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Avalon homeowners. Access equity without replacing first mortgage.
Avalon owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Avalon investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Avalon projects. Short-term financing for value-add investments.
Multifamily options for Avalon investors. Finance apartment buildings with commercial loans.
Avalon 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 Avalon buyers with qualifying income.
CalHFA programs popular in Avalon. State assistance helps with down payment and closing costs.
Avalon has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Avalon buyers. Down payment assistance with no repayment.
Avalon family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Avalon 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
Avalon is the only incorporated city on Catalina Island, 22 miles off the coast of LA County. Population is 3,441, median household income $89,131. The homeownership rate sits at just 32.6%, and here's why that matters: this is a vacation home and investment property market more than a traditional buy-and-settle town. At $650K median home price, you're paying a premium for island living, and most buyers here are either looking at second homes, short-term rental income properties, or they've got jobs tied to the island's tourism economy and can handle the unique financing challenges that come with limited inventory and seasonal cash flow.
The school situation on Catalina is pretty straightforward because there's literally one of each. Avalon Elementary scores a 7, Avalon Middle a 6, Avalon High a 7. Small class sizes are the norm when your entire K-12 system serves maybe 200 kids total. If you're buying here with school-age children, you're committing to a very different lifestyle than mainland California. Most families who make this work are either deeply tied to the island economy or they've structured remote income that lets them prioritize the tight-knit community over access to diverse programs. Resale to other families is possible but your buyer pool is narrow, which affects how lenders look at the property.
Where you buy on Catalina directly impacts your financing options and rental income potential. Avalon Bay runs $500K-$800K, mostly charming cottages and condos right near the harbor and ferry terminal. These properties work well with conventional loans if you can document short-term rental income for qualification. Hamilton Cove is the luxury play at $700K-$1.2M, upscale condos and townhomes with resort amenities that attract vacation home buyers using jumbo loans or cash. Middle Ranch offers $450K-$750K single-family homes set back from the waterfront, better for year-round residents who want space and can qualify based on stable island employment. Pebbly Beach runs $600K-$900K with beachfront access and limited inventory, which means you'll face competition and need pre-approval ready before anything decent hits the market. The truth is, most lenders treat Catalina properties as second homes or investment properties by default, so your down payment requirements start at 10-20% minimum, not the 3-5% you'd see for primary residence loans on the mainland.
There's no commute here in the traditional sense because you can't drive to the mainland. You're taking the Catalina Express ferry, which runs about an hour to Long Beach or San Pedro, and costs $75-$80 round trip per person. That's your connection to the outside world for groceries you can't get on island, medical specialists, or mainland business. Most residents use golf carts or walk because Avalon is tiny and parking is limited. If you're financing a property here, lenders want to see you understand the cost structure of island living, because your monthly expenses include ferry trips, higher utility costs, and limited shopping options that add up fast.
The Santa Catalina Island Company is the big employer here, running hotels, restaurants, and tours that drive the tourism economy. Catalina Island Conservancy manages most of the island's interior and employs conservation staff. City of Avalon provides municipal jobs, Avalon Unified School District covers education, and Catalina Express operates the ferry service. USC Wrigley Marine Science Center brings research jobs and seasonal student housing demand. Real talk, if you're buying here and need a mortgage based on W-2 income, you're probably working for one of these employers or you're in hospitality. Most buyers either have remote income, retirement funds, or they're purchasing investment properties and using projected rental income to qualify. The seasonal nature of the economy means lenders scrutinize your income stability more carefully than they would for a comparable property in Long Beach.
Common questions from Avalon 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 Avalon 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 Avalon: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Avalon buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Avalon 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 Avalon 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 Avalon families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Avalon properties fall within conforming limits, maximizing your financing options.
For Avalon'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 Avalon. 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 Avalon. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Avalon. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Avalon 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 Avalon: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Avalon buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Avalon. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Avalon 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 Avalon 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Avalon properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Avalon 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 Avalon 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 Avalon families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Avalon. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Avalon. 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 Avalon'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 Avalon is $1,250,000 for 2026, which covers most homes in this island community. With median home prices around $650K, FHA loans are a strong option for buyers who want lower down payments. This higher limit reflects Los Angeles County's elevated housing costs and gives you plenty of borrowing power.
Most buyers in Avalon won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $650K. You'll only need a jumbo loan if you're purchasing a property above $1.25 million. The majority of homes in Avalon fall well within conventional and FHA loan limits.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Avalon and give buyers substantial purchasing power in the local market. This means you can finance homes up to $1.25 million without needing a jumbo loan.
Yes, VA loans are available in Avalon with a loan limit of $1,250,000, and they're very competitive in this market. Eligible veterans and service members can purchase most homes here with $0 down and no mortgage insurance. VA loans are an excellent option given Avalon's median home price of $650K.
Our No Money Down program offers $0 down payment for qualified buyers in Avalon. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Los Angeles County housing programs designed for first. time and moderate. income buyers. These programs can make homeownership more accessible in this island community where the homeownership rate is just 32.6%.
Down payments in Avalon vary by loan type. Conventional loans typically require 3. 5% down ($19,500. $32,500 on a $650K home), FHA loans need 3.5% ($22,750), and VA loans offer $0 down for eligible veterans. With our No Money Down program, qualified buyers can purchase with no down payment at all.
Most lenders require a minimum credit score of 620 for conventional loans in Avalon, while FHA loans can go as low as 580 (or even 500 with 10% down). VA loans typically need at least 580. 620 depending on the lender. Given the balanced market and $650K median price, having a score above 640 will give you access to better rates and more loan options.
Look for a lender experienced with Avalon's unique island market and the specific challenges of Los Angeles County real estate. Compare rates and fees from multiple lenders, but also consider their responsiveness and knowledge of local programs like CalHFA and county assistance. A lender familiar with the $600K. $900K price range and both first. time and move. up buyers will serve you best in this balanced market.
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