Mortgage broker serving Big Bear Lake, 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 Big Bear Lake buyers, we match your unique situation to the right program.
Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Big Bear Lake starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake buyers. Most homes under $833K with competitive rates.
Strong FHA option in Big Bear Lake. Low down payment gets you into most properties here.
$0 down for Big Bear Lake veterans. VA loans cover all properties with no PMI required.
Big Bear Lake business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Big Bear Lake. State assistance helps with down payment and closing costs.
Premium Big Bear Lake homes over $833K require jumbo loans. Less common but available for luxury properties.
Big Bear Lake sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Big Bear Lake investors. Buy rentals in entity names.
Conforming refinance for Big Bear Lake homeowners. Best rates for loans under $833K.
FHA streamline refinance for Big Bear Lake. Easiest way to lower your existing FHA rate.
VA streamline refi for Big Bear Lake veterans. Fastest way to reduce your mortgage payment.
Turn Big Bear Lake home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Big Bear Lake homeowners. Access equity without replacing first mortgage.
Big Bear Lake owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Big Bear Lake investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Big Bear Lake projects. Short-term financing for value-add investments.
Multifamily options for Big Bear Lake investors. Finance apartment buildings with commercial loans.
Big Bear Lake 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 Big Bear Lake buyers with qualifying income.
CalHFA programs popular in Big Bear Lake. State assistance helps with down payment and closing costs.
Big Bear Lake has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Big Bear Lake buyers. Down payment assistance with no repayment.
Big Bear Lake family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Big Bear Lake 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
Big Bear Lake sits at 6,750 feet in the San Bernardino Mountains, about two hours from LA. Population is just 5,059, median household income $70,020. The homeownership rate is 65.5%, but here's the thing: at $659K median home price, you're not buying typical Southern California real estate. You're buying a mountain resort town where half the properties are vacation rentals and second homes. If you're looking at Big Bear as a primary residence, you need to understand you're competing with cash buyers and investors, which changes your financing strategy completely.
The school situation is straightforward but limited. Big Bear High pulls a 7 rating, North Shore Elementary also a 7, while Big Bear Elementary and Big Bear Middle sit at 6. The entire district serves maybe 1,000 kids total, so you're looking at small class sizes but fewer program options than you'd find in a larger district. For year-round families, that small-town school experience is either a huge plus or a dealbreaker depending on what you want for your kids. The limited inventory of family homes under $700K means if you're buying for the schools, you'll likely need a strong conventional loan and at least 10-15% down to compete with vacation home buyers paying cash.
Where you buy in Big Bear determines whether you're fighting vacation rental competition or finding actual neighbors. Big Bear Lake Village runs $550K-$750K, right in the tourist core with lakefront access and walkability to shops. Most properties here are income-generating vacation rentals, so conventional loans work if you're buying as a second home, but you'll need 10-20% down minimum. Moonridge sits $600K-$900K near Snow Summit, family-friendly but still heavy on weekend cabins. Lenders treat these differently than primary residences. Sugarloaf offers more space at $650K-$1.2M with larger lots and custom homes, better for year-round living but you're looking at jumbo territory on the high end. Fawnskin on the north shore runs $700K-$1.5M, quieter and more residential, but limited inventory means you'll need pre-approval and flexibility on property condition since many are older cabins needing work.
The drive to LA takes about 115 minutes on a good day via CA-18 and I-10, but winter weather changes everything. Snow and ice mean chains, closures, and unpredictable commutes from November through March. If you're thinking about Big Bear as a commuter town, don't. The elevation and weather make daily commuting to the basin basically impossible for most people. Remote workers can make it work, but you need reliable internet and a backup plan for when roads close. The reality is most people buying here either work locally in hospitality and tourism, run remote businesses, or they're buying a second home they'll use seasonally.
The local economy runs on tourism, period. Bear Valley Unified School District employs the most people year-round, then you've got Snow Summit and Bear Mountain ski resorts for seasonal work. Big Bear Lake Resort Association, the City of Big Bear Lake, and San Bernardino National Forest provide steady public sector jobs, but we're talking dozens of positions, not hundreds. Hospitality, retail, and property management make up most of the private sector work, and a lot of it's seasonal or part-time. If you're buying here as a primary residence, you need income that isn't tied to the local job market, or you need to own a business that serves tourists. The $70K median income is decent, but remember that's competing against $659K home prices and buyers from LA and Orange County using Big Bear as their weekend escape.
Common questions from Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Big Bear Lake buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake families purchase with minimal upfront cash.
2026 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Big Bear Lake properties fall within conforming limits, maximizing your financing options.
For Big Bear Lake'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 Big Bear Lake. 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 Big Bear Lake. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Big Bear Lake. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Big Bear Lake 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 Big Bear Lake: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Big Bear Lake buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Big Bear Lake. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Big Bear Lake 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 Big Bear Lake 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 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Big Bear Lake properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Big Bear Lake 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 Big Bear Lake 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 Big Bear Lake families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Big Bear Lake. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Big Bear Lake. 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 Big Bear Lake'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 Big Bear Lake is $690,000 for 2025. This covers most homes in the area since the median home price is around $659,000, making FHA loans a competitive option for buyers who want lower down payments and more flexible credit requirements.
Most buyers in Big Bear Lake won't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $659,000. You'll only need a jumbo loan if you're purchasing a higher. end property above $833,000, which represents a smaller portion of the market here.
For 2025, San Bernardino County loan limits are $690,000 for FHA loans and $833,000 for both conforming and VA loans. The 2026 limits typically get announced in November 2025, and they're usually adjusted based on home price trends over the previous year.
Yes, VA loans are very competitive in Big Bear Lake with a loan limit of $833,000, which covers the vast majority of homes in the area. Veterans and active military can benefit from $0 down payment and no mortgage insurance, making homeownership more affordable in this mountain community.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as San Bernardino County housing programs designed for first. time and moderate. income buyers in the area.
Down payments in Big Bear Lake vary by loan type. Conventional loans typically require 3% to 5% down ($19,770 to $32,950 on a $659,000 home), FHA loans need 3.5% ($23,065), and VA loans offer $0 down for eligible veterans. You'll also want to budget for closing costs, which typically run 2% to 3% of the purchase price.
Most lenders require a minimum credit score of 620 for conventional loans in Big Bear Lake, while FHA loans can go as low as 580 (or even 500 with 10% down). With the median home price around $659,000, having a score of 680 or higher will help you secure better interest rates and more loan options.
Look for a lender experienced with Big Bear Lake's unique mountain market and familiar with the mix of primary homes, second homes, and vacation properties here. Compare rates and fees from multiple lenders, check their reviews, and make sure they offer the loan programs that fit your situation, whether that's conventional, FHA, VA, or down payment assistance options.
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