Mortgage broker serving Biggs, 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 Biggs buyers, we match your unique situation to the right program.
Buyers breaking into Biggs's market need down payment assistance and flexible programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Biggs 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 Biggs home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Biggs starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Biggs 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 Biggs 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 Biggs 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Biggs buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Biggs. Zero down payment for rural properties. Income limits apply.
Most Biggs buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Biggs. Stack programs for maximum assistance.
VA loans are perfect for Biggs. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Biggs. Combine city, county, and state programs.
Every Biggs home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Biggs owners transition between homes. Short-term gap financing.
Biggs investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Biggs. Lower your rate with minimal paperwork.
Most Biggs refinances use FHA streamline. No appraisal, no income docs, fast closing.
Biggs veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Biggs properties. Straightforward rate-and-term refi.
Cash-out refinance available for Biggs homeowners. Convert equity to cash for any need.
Home equity loans available in Biggs. Fixed rate second mortgage against equity.
Investment properties in Biggs use DSCR loans. Rental income drives qualification.
Rehab loans available in Biggs. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Biggs deals. Fast closing for investment properties.
Biggs apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Biggs buyers with qualifying income.
USDA loans are ideal for Biggs. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Biggs. Stack programs for maximum assistance.
Maximum local DPA available in Biggs. Combine city, county, and state programs.
Maximum grant assistance for Biggs. Elite and local programs reduce buyer costs.
Gift of equity works for Biggs family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Biggs buyers. Family member can help you qualify.
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
Biggs sits in Butte County about 65 miles north of Sacramento, right in the heart of rice country. Population is 2,665, median household income $80,729. The homeownership rate here is 73.3%, one of the highest you'll find in Northern California, and the reason is simple math. At $282K median home price, a household pulling in $80K can actually qualify for a conventional loan without stretching to the breaking point. This is what affordable California looks like in 2024.
If you're buying with kids in mind, Biggs Elementary pulls a 7 rating and Biggs High a 6. Solid scores for a small town, and the district serves the whole community so you're not gambling on attendance boundaries when you pick a house. That 73.3% homeownership rate tells you something important about stability. Most of your neighbors own their homes, which means people stick around and care about property values. When you're looking at a 30-year mortgage, that kind of community consistency matters more than a lot of buyers realize.
Blue Oaks runs $260K-$320K, established homes with mature trees on decent lots, perfect for conventional loans with 5-10% down if your credit's in the mid-600s or better. Woodcreek Oaks sits in the same range at $250K-$310K, tree-lined streets that attract families using FHA or conventional financing. North Biggs Estates is your newer construction option at $280K-$350K, bigger lots and updated everything, which means conventional loans dominate and appraisals come in clean. The price spread across town is only about $100K from bottom to top, so you're not getting priced out of neighborhoods based on which side of town you pick. That's rare even in small California towns these days.
Real talk, Biggs is not a commuter town to the Bay Area or LA. San Francisco is 153 minutes on a good day, and that's just not realistic for daily work. But here's the thing - most people buying here work locally or in nearby Yuba City, Chico, or Oroville. The lack of commuter demand is exactly why homes stay under $300K while Sacramento suburbs push $500K-$600K. If you work remotely or have a job in the North State, you get Northern California living without the price tag that comes with highway access to major metros.
Biggs Unified School District is the anchor employer, which gives you that public sector stability lenders like to see on loan applications. SunWest Foods and Pacific Coast Producers run rice processing operations here, and agriculture drives most of the local economy. Butte County government and healthcare facilities in nearby Yuba City add more options within a 20-minute drive. The job market isn't diverse like a big city, but it's steady. If you're in education, ag processing, or county work, your income here goes a lot further than it would closer to Sacramento or the Bay.
Common questions from Biggs 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 Biggs 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 Biggs: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Biggs buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Biggs 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 Biggs 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 Biggs families purchase with minimal upfront cash.
2026 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Biggs properties fall within conforming limits, maximizing your financing options.
For Biggs'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 Biggs. 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 Biggs. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Biggs. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Biggs 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 Biggs: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Biggs buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Biggs. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Biggs 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 Biggs 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 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Biggs properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Biggs 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 Biggs 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 Biggs families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Biggs. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Biggs. 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 Biggs'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 Biggs is $541,000 for 2025. This is well above the median home price of $282,000, so FHA loans will cover virtually any home you're considering in the area. FHA loans are popular here because they allow down payments as low as 3.5% with credit scores starting at 580.
You won't need a jumbo loan in Biggs. With a median home price of $282,000 and conforming loan limits at $833,000, nearly all properties fall well within conventional loan limits. Jumbo loans are rare in this affordable rural market.
For 2025, Butte County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits typically adjust annually in January, but given Biggs's median home price of $282,000, current limits provide plenty of coverage for local buyers.
Yes, VA loans are available in Biggs with a loan limit of $833,000, which covers all homes in the area. Veterans and active military can benefit from 0% down and no mortgage insurance, making VA loans an excellent option in this rural community.
Our No Money Down program offers $0 down payment for qualified buyers in Biggs. USDA loans are particularly strong here since Biggs qualifies as a rural area, offering zero down for eligible buyers. CalHFA programs and Butte County down payment assistance can also help with closing costs and down payments for first. time and moderate. income buyers.
You can buy a home in Biggs with as little as $0 down using USDA or VA loans. FHA loans require just 3.5% down (about $9,870 on a $282,000 home), while conventional loans typically need 3. 5% down. With the area's affordable prices, down payment requirements are manageable even for budget. conscious buyers.
You can qualify for a home in Biggs with a credit score as low as 580 for FHA loans or 640 for USDA loans. Conventional loans typically require 620 or higher, while VA loans can sometimes go lower. Many local buyers successfully purchase with scores in the 600. 680 range.
Look for a lender experienced with USDA and FHA loans, since these are the most beneficial programs for Biggs's affordable rural market. You'll want someone who understands down payment assistance options and can help first. time buyers navigate the process. Compare rates, but also prioritize responsiveness and expertise with rural financing programs that can save you thousands.
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