Mortgage broker serving Bradbury, 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 Bradbury buyers, we match your unique situation to the right program.
Bradbury buyers face financing complexity with many properties exceeding the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Bradbury 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 Bradbury home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Bradbury starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Bradbury 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 Bradbury 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 Bradbury 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 Bradbury home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Bradbury prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Bradbury.
Self-employed? Bradbury bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Bradbury properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Bradbury buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Bradbury buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Bradbury moves. Purchase before your current home sells.
Entity financing for Bradbury investors. Purchase in LLC for asset protection.
Bradbury loans under $1.25M get conforming refinance rates. Best rates available.
Access Bradbury home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Bradbury homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Bradbury veterans. Lower your rate without appraisal or income docs.
Bradbury home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Bradbury homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Bradbury can use DSCR financing. Rental income qualifies the loan.
Bradbury rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Bradbury apartment buildings. Commercial rates for larger properties.
Hard money financing for Bradbury commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Bradbury buyers with qualifying income.
CalHFA programs can help Bradbury first-time buyers. Check income limits for eligibility.
Bradbury family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Bradbury. Family member income helps qualification.
Check Bradbury city programs for additional DPA. May stack with CalHFA for more help.
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
Bradbury is one of LA County's best-kept secrets - a tiny city of just 767 people tucked into the San Gabriel Valley foothills. Median household income sits at $158,438, and the homeownership rate is 92.4%, which tells you everything about who lives here. At $1.48M median home price, this isn't entry-level territory. But if you're looking for serious privacy, horse property, and gated estates within 30 minutes of downtown LA, Bradbury delivers what few other communities can. The financing here typically involves jumbos or portfolio loans, and lenders look closely at your full financial picture.
Here's the thing about schools in Bradbury - there aren't any within city limits. Your kids will attend schools in neighboring Duarte, which actually works fine for most buyers here. Royal Oaks Elementary pulls an 8 rating, Northview Intermediate a 7, and Duarte High a 7. These aren't the stratospheric scores you'd see in San Marino or La Cañada, but they're solid and the district is stable. What matters more for resale in Bradbury is the property itself - the land, the privacy, the horse facilities. Families who buy here tend to stay long-term, which is why that 92.4% ownership rate is so high.
Every neighborhood in Bradbury is exclusive, but there are distinctions that affect your financing approach. Royal Oaks runs $1.8M-$3.5M for gated custom estates on large lots with mature trees and horse properties - you're looking at jumbo loans here, often with 20-25% down to get the best rates. Woodlyn Lane hits $2.4M-$2.8M for Mediterranean and contemporary mansions with guest houses and equestrian facilities - portfolio loans work well if your income structure is complex. Crestford Drive is the top tier at $2.6M-$4.2M, hillside locations with panoramic views and architectural variety from mid-century to traditional estates. At these price points, lenders want to see substantial reserves beyond your down payment, usually 12-18 months of mortgage payments in liquid assets.
The commute to downtown LA is just 29 minutes, which is borderline unbelievable for a property at this price point with this much land. Santa Monica runs 45 minutes, Long Beach 42, Irvine 51. You're close enough to access everything LA offers without dealing with urban density. There's no freeway running through Bradbury itself, which is exactly why it stays quiet and private. Most residents here aren't worried about public transit - you're driving, and the proximity to the 210 and 605 freeways means you can reach most of Southern California efficiently. That accessibility is a big part of why these properties hold value even when the broader market softens.
Real talk - most Bradbury residents don't work locally in the traditional sense. The major employers in the area are City of Hope National Medical Center, Duarte Unified School District, and LA County Parks & Recreation, but many buyers here are business owners, executives, or high-income professionals commuting into LA or Pasadena. The economic stability of the San Gabriel Valley matters for property values, and having City of Hope nearby adds a solid employment base for the region. When you're applying for a jumbo loan at this price level, lenders care more about your personal income stability than the local job market. But the area's economic diversity does support strong resale values over time.
Common questions from Bradbury 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 Bradbury 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 Bradbury: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Bradbury buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Bradbury 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 Bradbury 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 Bradbury 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 Bradbury properties fall within conforming limits, maximizing your financing options.
For Bradbury'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 Bradbury. 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 Bradbury. 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 Bradbury. 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 Bradbury 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 Bradbury: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Bradbury buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Bradbury. 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 Bradbury 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 Bradbury 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 Bradbury properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Bradbury 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 Bradbury 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 Bradbury families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Bradbury. 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 Bradbury. 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 Bradbury'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 Bradbury is $1,250,000 for 2025. Since Bradbury's median home price is around $1.5M, many properties will exceed this limit and require either a jumbo loan or a larger down payment to stay within FHA guidelines. FHA loans can still work for lower. priced properties in the area or if you're able to put more down.
You'll likely need a jumbo loan for most Bradbury homes since the median price is $1.5M and the conforming loan limit is $1,250,000. Properties priced above $1.25M require jumbo financing unless you make a down payment large enough to keep your loan amount at or below the conforming limit. For homes near or below $1.25M, high. balance conforming loans offer competitive rates and terms.
For 2026, the conforming loan limit in Los Angeles County is $1,250,000, which also applies to FHA and VA loans in Bradbury. These limits allow you to access conventional financing with competitive rates for homes up to this amount. Properties above $1.25M will require jumbo loans, which typically need larger down payments and stronger credit profiles.
Yes, eligible veterans and service members can use VA loans in Bradbury with the county limit of $1,250,000 for zero. down financing. For homes priced above this amount, you can still use a VA loan but you'll need a down payment to cover the difference. VA loans offer competitive 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, making homeownership more accessible even in Bradbury's premium market. While traditional DPA programs like CalHFA are typically designed for lower. priced areas, some county programs may apply to properties on the lower end of Bradbury's price range. Given the area's higher home values, most buyers focus on conventional or jumbo financing with standard down payments.
For Bradbury's typical $1.5M home price, you'll generally need 10. 20% down, which translates to $150,000. $300,000. Conventional jumbo loans usually require at least 10. 15% down, while staying under the $1.25M conforming limit with 20% down helps you avoid PMI and secure better rates. Our No Money Down program may be available for qualified buyers on select properties.
For Bradbury's premium market, you'll typically need a credit score of at least 680. 700 for jumbo loans, though 720+ will get you the best rates. Conventional high. balance loans under $1.25M may accept scores as low as 620, but stronger credit helps significantly given the higher loan amounts. With the area's median income of $158,438, lenders will look at your complete financial profile including debt. to. income ratio.
Look for a lender experienced with Bradbury's premium market who can handle both high. balance conforming and jumbo loans efficiently. You'll want someone who understands the local market dynamics, offers competitive rates on larger loan amounts, and can close on time given the area's competitive nature. Compare rates, fees, and responsiveness from multiple lenders, and ask for references from buyers in similar price ranges.
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