Mortgage broker serving Bell Gardens, 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 Bell Gardens buyers, we match your unique situation to the right program.
Bell Gardens's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Bell Gardens 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 Bell Gardens home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Bell Gardens starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Bell Gardens 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 Bell Gardens 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 Bell Gardens homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| 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 Bell Gardens home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Bell Gardens homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Bell Gardens with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Bell Gardens first-timers. 3.5% down, 580 credit minimum.
Higher-end Bell Gardens properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Bell Gardens's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Bell Gardens buyers.
Bridge loans help Bell Gardens buyers compete. Make non-contingent offers while selling current home.
Bell Gardens investment properties in LLC. Entity financing available for investors.
Most Bell Gardens mortgages qualify for conforming refinance. Lower your rate under the limit.
Bell Gardens homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Bell Gardens refinance with VA IRRRL. No appraisal, no income verification.
Bell Gardens HELOC options for home equity access. Credit line with variable rate draw period.
Bell Gardens FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Bell Gardens. Fixed payments unlike variable HELOC.
Bell Gardens rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Bell Gardens use fix-and-flip financing. Purchase plus rehab in one loan.
Bell Gardens apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Bell Gardens. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Bell Gardens buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Bell Gardens buyers.
Local Bell Gardens DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Bell Gardens buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Bell Gardens family purchases. Parents selling to children at discount.
Bell Gardens buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Bell Gardens sits in the southeast corner of LA County, just 7 miles from downtown. Population is 33,377, median household income $56,685. Here's the thing: the homeownership rate is 28%, way below California's average, and the median home price of $1.05M tells you why. You're looking at a city where most people rent because breaking into ownership requires serious planning. But if you can make the numbers work, you're buying into a location that's close to everything LA offers without the commute times you'd face from the Inland Empire or High Desert.
The schools here run middle of the road but stable. Bell Gardens High pulls a 6 rating, Cesar E. Chavez Elementary and Suva Elementary both score 7s, Garfield Elementary sits at 6. These aren't the scores that drive premium pricing, which actually works in your favor if you're stretching to afford LA County. Families who buy here tend to prioritize location and commute over test scores, betting on proximity to jobs and family networks. The low ownership rate means when you do buy, you're in a smaller club of owners in a sea of renters, which can affect neighborhood stability but also means less competition when you're making offers.
At these price points, you're mostly looking at conventional loans with solid down payments or FHA if you can find something under the conforming limit. Central Bell Gardens runs $950K-$1.2M, the established core with single-family homes and small apartment buildings that sometimes work for house hackers who want to offset their mortgage with rental income. East Bell Gardens offers the lowest entry at $900K-$1.1M, tree-lined streets with starter homes that attract young families willing to go FHA or put down 10-15% conventional. West Bell Gardens sits $980K-$1.3M with better access to job centers, mix of single-family and multi-unit properties where investors and owner-occupants compete. Garfield District runs $920K-$1.15M, family-focused buyers who want walkability and school proximity, usually conventional financing with 15-20% down to stay competitive.
This is where Bell Gardens earns its price tag. You're 19 minutes to downtown LA, 22 minutes to Long Beach, 34 minutes to Santa Monica, 42 minutes to Irvine. Compare that to Palmdale or Apple Valley where you're burning two hours to reach the same job centers. Local transit connects you to the broader LA Metro system, which matters if you're trying to be a one-car household to afford the mortgage. The Tweedy Mile shopping district keeps basics close, and you've got Whittier Narrows Recreation Area nearby for weekends. Real talk: you're paying $1M not for the house itself but for cutting 60-90 minutes off your daily commute compared to the affordable suburbs.
The Bicycle Hotel & Casino is the big local employer, along with the City of Bell Gardens itself. But most buyers here work elsewhere in LA County. You've got Montebello Unified School District, LA County Department of Health Services, Kaiser Permanente Bell, and Whittier Hospital Medical Center all within reasonable commuting distance. The job access is what justifies the price. When you're underwriting your mortgage, lenders will look at your debt-to-income ratio, and that $1M price tag on a $57K median income tells you most buyers here are either dual-income households or bringing significantly higher earnings than the city median. You'll likely need $80K-$120K household income minimum to qualify for anything here without stretching your DTI past 43%.
Common questions from Bell Gardens 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 Bell Gardens 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 Bell Gardens: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Bell Gardens buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Bell Gardens 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 Bell Gardens 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 Bell Gardens 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 Bell Gardens properties fall within conforming limits, maximizing your financing options.
For Bell Gardens'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 Bell Gardens. 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 Bell Gardens. 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 Bell Gardens. 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 Bell Gardens 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 Bell Gardens: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Bell Gardens buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Bell Gardens. 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 Bell Gardens 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 Bell Gardens 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 Bell Gardens properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Bell Gardens 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 Bell Gardens 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 Bell Gardens families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Bell Gardens. 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 Bell Gardens. 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 Bell Gardens'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 Bell Gardens is $1,250,000 for 2025. This higher limit applies because Bell Gardens is located in Los Angeles County, which is designated as a high. cost area. With median home prices around $1.1M, most properties in Bell Gardens fall comfortably within this FHA limit.
Most buyers in Bell Gardens won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.1M. However, if you're purchasing a property above $1.25M, you'll need jumbo financing. About 80. 90% of homes in this market fit under the conforming limit, making conventional financing accessible for most buyers.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often adjust based on home price trends. Given the current market, limits may remain similar or see modest increases.
Yes, you can absolutely get a VA loan in Bell Gardens with a limit of $1,250,000 for zero down payment. Since the median home price is $1.1M, most properties qualify for full VA financing without requiring a jumbo loan. This is an excellent option for eligible veterans and service members looking to buy in this upper. middle market.
Our No Money Down program offers $0 down payment for qualified buyers in Bell Gardens. Additionally, CalHFA offers down payment assistance programs with competitive rates, and Los Angeles County may have local programs for first. time buyers. Given the median income of $56,685 and home prices around $1.1M, these programs can be crucial for making homeownership accessible.
Down payment requirements vary by loan type: FHA requires 3.5%, conventional loans need 3. 5% for primary residences, and VA or USDA loans offer $0 down for eligible buyers. On a $1.1M home, that's roughly $38,500 to $55,000 for conventional financing, though our No Money Down program can eliminate this requirement for qualified buyers.
Most lenders require a minimum credit score of 620 for conventional loans and 580 for FHA loans in Bell Gardens. However, to get the best rates on homes in the $900K. $1.25M range, you'll want a score of 680 or higher. If you're considering jumbo financing for properties above $1.25M, expect minimum scores around 700. 720.
Look for a lender experienced with Bell Gardens's upper. middle market who can handle both conforming and jumbo loans in the $900K. $1.25M range. Compare rates, but also evaluate their expertise with first. time jumbo borrowers and knowledge of local down payment assistance programs. A lender familiar with Los Angeles County's specific requirements can make your transaction smoother and potentially save you thousands.
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