Mortgage broker serving Beaumont, 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 Beaumont buyers, we match your unique situation to the right program.
Beaumont buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Beaumont 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 Beaumont home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Beaumont starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Beaumont 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 Beaumont 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 Beaumont 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA is the go-to for Beaumont buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Beaumont. VA loans are the best deal for eligible veterans.
Nearly all Beaumont homes qualify for conforming loans. Best rates available for qualified buyers.
Beaumont buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Beaumont buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Beaumont areas. Check rural designation by address.
Bridge loans available for Beaumont transitions. Finance new purchase before selling.
Entity purchase programs for Beaumont. LLC financing for investment properties.
Beaumont FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Beaumont refinances qualify as conforming. Competitive rates with quick approval.
Beaumont veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Beaumont homeowners with equity. Access funds for any purpose.
Beaumont owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Beaumont homeowners. Lump sum with fixed monthly payments.
Beaumont rental properties qualify with DSCR. No personal income verification needed.
Beaumont renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Beaumont commercial. Fast financing for competitive markets.
Apartment financing in Beaumont. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Beaumont buyers with qualifying income.
Beaumont buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Beaumont. City programs plus CalHFA can cover most down payment.
Grant programs for Beaumont first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Beaumont areas. Check rural designation by address.
Gift of equity for Beaumont family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Beaumont buyers qualify. Add parent income to yours.
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
Beaumont sits in the San Gorgonio Pass about 80 miles east of LA, right where the Inland Empire meets the desert. Population is 53,544, median household income $102,469. The homeownership rate here is 80.1%, one of the highest in Southern California, and that tells you something important. At $532,500 median home price, you're looking at a place where middle and upper-middle income earners can still qualify for conventional financing on a newer home without stretching into jumbo territory.
If you're buying with kids in mind, the school ratings matter for both your quality of life and resale value. Beaumont High pulls a 7, Three Rings Ranch Elementary scores an 8, and Beaumont Middle sits at a 7. These are solid numbers that keep families moving here from pricier coastal areas. The district has been growing steadily as more families relocate from Orange County and LA, which means the schools are getting investment and attention. When you're underwriting a $500K-$600K mortgage, knowing your neighborhood schools are stable and improving gives you confidence in long-term property appreciation.
Where you buy in Beaumont directly affects your loan structure and monthly payment. Noble Creek runs $550K-$700K with newer construction and HOA amenities, perfect for conventional 20% down buyers who want turnkey living. Stewart Park offers $480K-$620K on larger lots with mature landscaping, often the sweet spot for FHA buyers putting down 3.5% or conventional with PMI. Oak Valley sits at $520K-$650K with spacious family homes, attracting buyers who qualify for standard conventional loans without jumping to jumbo rates. Highland Springs Ranch goes $580K-$750K with energy-efficient builds and three-car garages, popular with equity buyers trading up from LA or Orange County. The price spread here means you've got options depending on your down payment and debt-to-income ratio.
The commute to LA runs about 78 minutes via I-10, which is the main trade-off keeping Beaumont prices reasonable compared to Riverside or Corona. You're far enough out that the daily grind matters, but close enough that it's doable if your job requires it a few days a week. Real talk, most buyers here either work remotely, commute to Ontario or Riverside instead of LA, or have local jobs in education, healthcare, or hospitality. The Pass can get windy and the drive gets old fast, so think hard about your work situation before you lock in a 30-year mortgage. But if you can swing remote work or a local gig, you're getting a $550K house that would cost $850K in Riverside and over $1M in Orange County.
Beaumont Unified School District is the largest employer, giving the area a stable public sector base that weathers economic downturns. Morongo Casino Resort and the Cabazon Band employ hundreds in hospitality and gaming, adding private sector jobs with benefits. Desert Hills Premium Outlets brings retail employment and keeps the tax base healthy, which matters for city services and infrastructure. San Gorgonio Memorial Hospital provides healthcare jobs, and the City of Beaumont itself has steady municipal positions. The job mix here means you've got local employment options if you don't want to commute, and that stability helps protect property values when the broader economy softens. Lenders look favorably on areas with diverse employment, which can help your loan approval odds.
Common questions from Beaumont 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 Beaumont 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 Beaumont: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Beaumont buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Beaumont 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 Beaumont 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 Beaumont families purchase with minimal upfront cash.
2026 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Beaumont properties fall within conforming limits, maximizing your financing options.
For Beaumont'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 Beaumont. 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 Beaumont. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Beaumont. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Beaumont 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 Beaumont: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Beaumont buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Beaumont. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Beaumont 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 Beaumont 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 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Beaumont properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Beaumont 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 Beaumont 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 Beaumont families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Beaumont. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Beaumont. 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 Beaumont'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 Beaumont is $690,000 for 2026, which covers nearly all homes in the area since the median price is around $533,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments in Beaumont. You can purchase most homes here with as little as 3.5% down using an FHA loan.
You won't need a jumbo loan in Beaumont for most home purchases. With conforming and VA loan limits at $833,000 and FHA at $690,000, nearly all homes in the $450,000. $600,000 range qualify for standard financing. Only if you're buying a premium property above $833,000 would you need jumbo financing.
For 2026, Riverside County loan limits are $690,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits are well above Beaumont's median home price of $533,000, giving buyers plenty of financing options. The higher limits reflect the county's diverse housing market.
Yes, VA loans work exceptionally well in Beaumont with a loan limit of $833,000, which covers all typical homes in the area. Veterans and active military can buy with $0 down, no PMI, and competitive rates on homes in the $450,000. $600,000 range. VA loans are one of the most powerful options for eligible buyers in this market.
Our No Money Down program offers $0 down payment for qualified buyers in Beaumont. You can also access CalHFA programs that provide down payment and closing cost assistance, plus Riverside County's local DPA programs that can often be stacked together. With Beaumont's affordable prices and strong DPA eligibility, many first. time buyers can get into a home with minimal out. of. pocket costs.
You can buy a Beaumont home with as little as 3.5% down using an FHA loan (about $18,655 on a $533,000 home) or 3% down with Conventional 97 (around $15,990). VA. eligible buyers can purchase with $0 down, and our No Money Down program also offers zero down payment options for qualified buyers. Down payment assistance programs can cover much or all of these costs.
You can qualify for an FHA loan in Beaumont with a credit score as low as 580, making homeownership accessible for credit rebuilders and first. time buyers. Conventional loans typically require a 620 minimum, while VA loans are often approved with scores around 580. 620. With Beaumont's affordable prices, even buyers working on their credit can find financing options.
Choose a lender experienced with Beaumont's affordable market who understands FHA, VA, and down payment assistance programs that work best here. Look for someone who can help you stack DPA programs and navigate options for first. time buyers or credit rebuilders. The right lender will show you multiple scenarios and help maximize your buying power in the $450,000. $600,000 range.
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