Mortgage broker serving Azusa, 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 Azusa buyers, we match your unique situation to the right program.
In Azusa's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Azusa 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 Azusa home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Azusa starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Azusa 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 Azusa 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 Azusa 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 Azusa buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Azusa. Low down payment gets you into most properties here.
$0 down for Azusa veterans. VA loans cover all properties with no PMI required.
Azusa business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Azusa. State assistance helps with down payment and closing costs.
Premium Azusa homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Azusa sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Azusa investors. Buy rentals in entity names.
Conforming refinance for Azusa homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Azusa. Easiest way to lower your existing FHA rate.
VA streamline refi for Azusa veterans. Fastest way to reduce your mortgage payment.
Turn Azusa home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Azusa homeowners. Access equity without replacing first mortgage.
Azusa owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Azusa investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Azusa projects. Short-term financing for value-add investments.
Multifamily options for Azusa investors. Finance apartment buildings with commercial loans.
Azusa 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 Azusa buyers with qualifying income.
CalHFA programs popular in Azusa. State assistance helps with down payment and closing costs.
Azusa has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Azusa buyers. Down payment assistance with no repayment.
Azusa family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Azusa 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
Azusa sits in the San Gabriel Valley about 25 miles east of downtown LA, right where the foothills meet the Angeles National Forest. Population is 49,704, median household income $81,516. The homeownership rate here is 54.5%, which is actually decent for LA County where most people rent. At $700K median home price, you're paying a premium compared to the Inland Empire, but you're getting real access to LA job markets without the hour-plus commute. A household pulling in $80K can qualify here with the right loan structure, though you'll probably need dual income to make the numbers work comfortably.
If you've got kids, the schools are middle-of-the-road but stable. Azusa High pulls a 6 rating, Center Middle a 7, Paramount Elementary a 7. Not the top-tier scores you'll find in Arcadia or San Marino, but solid enough that families aren't fleeing the district. The truth is, school ratings affect your resale value more than most buyers realize. When you're ready to sell in five or ten years, that next family with kids will care about these numbers. Gladstone and Rosedale attract the most family buyers because of walkability to schools, which keeps those neighborhoods competitive even when the broader market softens.
Where you buy in Azusa determines what loan makes sense and how much house you'll get. Gladstone runs $650K-$750K with tree-lined streets and solid family appeal, conventional loans with 10-20% down work well here. South Azusa offers better value at $620K-$720K, mix of mid-century and newer builds near the 210 freeway, this is where first-time buyers land with conventional or FHA if they're stretching. Azusa Greens is the premium play at $750K-$950K, newer construction with golf course access and mountain views, you'll need conventional or jumbo depending on the property. Rosedale sits at $600K-$700K with character homes and walkable downtown access, popular with buyers who want charm over square footage. The $130K spread between entry and premium neighborhoods gives you real options depending on your down payment and income.
The commute situation is why Azusa costs what it does. You're 30 minutes to downtown LA on a decent traffic day, 46 to Santa Monica, 47 to Irvine, 43 to Long Beach. That's reasonable for Southern California, and it's the main reason you're paying $700K instead of $500K like you would in Victorville. The 210 freeway is your lifeline here, and South Azusa's proximity to it matters when you're calculating daily quality of life. Local transit exists but most buyers need a car. If both spouses work in different directions across the basin, Azusa's central location in the valley actually makes the math work better than living closer to just one job.
The employment base here is pretty diversified for a city this size. Azusa Unified School District is the anchor employer, Citrus College adds education jobs and stability. Kaiser Permanente's Baldwin Park Medical Center is close enough to pull healthcare workers, Southern California Edison has a presence, and the City of Azusa itself employs a fair number. Here's the thing though: most Azusa buyers don't work in Azusa. You're buying here for the commute access to the entire LA basin. The local job market keeps things stable during downturns, but the real value is being 30-45 minutes from a dozen different employment centers. That geographic flexibility protects your property value when individual sectors or areas take a hit.
Common questions from Azusa 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 Azusa 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 Azusa: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Azusa buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Azusa 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 Azusa 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 Azusa 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 Azusa properties fall within conforming limits, maximizing your financing options.
For Azusa'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 Azusa. 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 Azusa. 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 Azusa. 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 Azusa 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 Azusa: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Azusa buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Azusa. 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 Azusa 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 Azusa 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 Azusa properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Azusa 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 Azusa 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 Azusa families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Azusa. 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 Azusa. 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 Azusa'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 Azusa is $1,250,000 for 2025, which covers most homes in the area since the median price is around $700K. This high limit means you can use FHA financing with just 3.5% down on properties well above the typical price range. FHA loans are very competitive in Azusa for both first. time and move. up buyers.
You won't need a jumbo loan for most Azusa homes since the conforming loan limit is $1,250,000 and the median home price is around $700K. Only properties priced above $1.25M would require jumbo financing, which represents a small portion of the market. The majority of buyers here use conventional conforming, FHA, or VA loans.
For 2025 (2026 limits aren't set yet), Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Azusa and cover the vast majority of homes in the area. These high limits give buyers excellent financing flexibility without needing jumbo loans.
Yes, VA loans are very competitive in Azusa with a loan limit of $1,250,000 and no down payment required for eligible veterans. With median home prices around $700K, VA financing works perfectly for most properties in the area. VA loans offer great rates and don't require mortgage insurance, making them an excellent option for qualified buyers.
Our No Money Down program offers $0 down payment for qualified buyers in Azusa. You can also access CalHFA programs that provide down payment and closing cost assistance, plus Los Angeles County programs designed for first. time and moderate. income buyers. With a median income of $81,516 and homes around $700K, these programs can make homeownership much more accessible.
Down payments in Azusa vary by loan type: conventional loans typically require 3% to 5% ($21K to $35K on a $700K home), FHA loans need 3.5% ($24,500), and VA loans offer $0 down for eligible veterans. Our No Money Down program can also help qualified buyers purchase with no down payment, making homeownership more accessible in this balanced market.
Most lenders require a minimum credit score of 620 for conventional loans in Azusa, while FHA loans can go as low as 580 (or even 500 with 10% down). With homes typically priced between $600K and $900K, having a score of 640 or higher will give you access to better rates and more loan options. VA loans are also flexible with credit requirements for eligible veterans.
Look for a lender experienced with Azusa's balanced market who can explain all your options including conventional, FHA, and VA loans. Compare rates, fees, and closing timelines from multiple lenders, and ask about down payment assistance programs that could save you thousands. A knowledgeable local lender will understand the $600K to $900K price range and help you navigate the competitive Los Angeles County market.
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