Mortgage broker serving Brea, 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 Brea buyers, we match your unique situation to the right program.
Brea 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 Brea 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 Brea home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Brea starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Brea 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 Brea 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 Brea 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 Brea home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Brea homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Brea with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Brea first-timers. 3.5% down, 580 credit minimum.
Higher-end Brea properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Brea's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Brea buyers.
Bridge loans help Brea buyers compete. Make non-contingent offers while selling current home.
Brea investment properties in LLC. Entity financing available for investors.
Most Brea mortgages qualify for conforming refinance. Lower your rate under the limit.
Brea homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Brea refinance with VA IRRRL. No appraisal, no income verification.
Brea HELOC options for home equity access. Credit line with variable rate draw period.
Brea FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Brea. Fixed payments unlike variable HELOC.
Brea rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Brea use fix-and-flip financing. Purchase plus rehab in one loan.
Brea apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Brea. 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 Brea buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Brea buyers.
Local Brea DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Brea buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Brea family purchases. Parents selling to children at discount.
Brea 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
Brea sits in north Orange County, right where the coastal plain meets the hills, about 30 miles southeast of downtown LA. Population is 47,099, median household income $120,226. The homeownership rate here is 61%, and at $1,007,500 median home price, you're looking at classic Orange County pricing. This is one of those cities where a household pulling in $120K needs to think carefully about loan products - conventional with 20% down means you're bringing $200K+ to closing, which is why jumbo loans and creative financing structures get a lot of use here.
If you've got kids or plan to, Brea's school ratings are a big part of why people stretch their budgets to buy here. Brea Country Hills Elementary hits a 9, Olinda Elementary an 8, Brea Junior High an 8, Brea Olinda High an 8. Those numbers translate directly to resale value - buyers with families will pay a premium to land in these boundaries. The Brea-Olinda Unified School District has a solid reputation across Orange County, which means your property holds value even when the market softens. When you're taking on a million-dollar mortgage, knowing the schools won't tank your investment matters more than most people realize until they go to sell.
Where you buy in Brea determines whether you're using a conforming loan or going jumbo. Imperial Park runs $850K-$1.2M, mix of mid-century and newer builds on tree-lined streets near shopping - you can sometimes squeeze under the conforming limit here with a smaller property, but most buyers need jumbo financing. Amerige Heights is $1.1M-$1.8M, hillside customs with views and bigger lots - definitely jumbo territory, and lenders look hard at your debt-to-income when you're pushing $1.5M+. Country Hills goes $900K-$1.4M, newer construction that attracts families willing to max out their approval to get those school ratings and modern floor plans. Olinda Village offers the most accessible entry at $800K-$1.1M, historic homes with character near downtown - this is where first-time buyers in Brea land if they can pull together the down payment. Each neighborhood has a different buyer profile, and your loan officer needs to structure financing based on which one you're targeting.
Brea's location is why people pay Orange County prices to live here. You're 45 minutes to downtown LA, 28 minutes to Irvine, 39 minutes to Long Beach, 55 minutes to Santa Monica. The SR-57 runs right through town connecting you north to the 60 and south to the 5 and 91, which means you can reach most of Southern California's job centers without a soul-crushing commute. If you work in Irvine or Anaheim, you're looking at reasonable drive times that don't destroy your quality of life. That accessibility is baked into home prices here - you're not getting an affordability discount like you would in the Inland Empire or High Desert, but you're also not spending 15 hours a week in your car.
The local economy is anchored by some serious employers that keep property values stable. Beckman Coulter's biomedical operation and Mercury Insurance Group headquarters bring high-paying professional jobs right into town. Shapell Industries has roots here, and the Brea Mall pulls in retail employment across dozens of stores. The Brea-Olinda Unified School District and City of Brea provide public sector stability. Real talk - a lot of Brea buyers work elsewhere in Orange County or LA, but having local employers matters when you're underwriting a million-dollar mortgage because it means the tax base stays strong and services don't deteriorate. Lenders look at local economic health when they're approving loans in this price range, and Brea's employment mix gives them confidence.
Common questions from Brea 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 Brea 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 Brea: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Brea buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Brea 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 Brea 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 Brea families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Brea properties fall within conforming limits, maximizing your financing options.
For Brea'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 Brea. 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 Brea. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Brea. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Brea 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 Brea: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Brea buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Brea. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Brea 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 Brea 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Brea properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Brea 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 Brea 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 Brea families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Brea. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Brea. 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 Brea'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 Brea is $1,250,000 for 2025, which covers most homes in this Orange County market. With median home prices around $1M, FHA loans are a solid option for buyers who want a lower down payment of just 3.5%. This makes Brea's upper. middle market more accessible than you might think.
Most homes in Brea fall under the $1,250,000 conforming loan limit, so you won't need a jumbo loan for typical properties priced between $900K and $1.25M. However, if you're looking at higher. end homes above $1.25M, you'll need jumbo financing. The good news is that conforming loans offer better rates and more flexible terms for the majority of Brea buyers.
For 2025 (2026 limits aren't released until late 2025), Orange County's conforming, FHA, and VA loan limits are all $1,250,000 for single. family homes. These high. balance limits reflect Orange County's strong real estate market and allow most Brea buyers to access conventional financing. Limits typically adjust annually based on home price trends.
Yes, VA loans are available in Brea with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This is particularly valuable in Brea's market where median homes cost around $1M, allowing you to finance the full purchase price. VA loans also don't require mortgage insurance, which saves you money monthly.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership in Brea more accessible even with $1M median prices. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, while Orange County may offer additional local programs. These options are especially helpful for established professionals entering Brea's upper. middle market.
For a typical $1M home in Brea, you can put down as little as 3% ($30,000) with a conventional loan or 3.5% ($35,000) with FHA. If you want to avoid private mortgage insurance, you'll need 20% down ($200,000). VA loans and our No Money Down program can get you into a home with $0 down if you qualify.
Most lenders require a minimum credit score of 620 for conventional loans in Brea, though 680+ will get you better rates on homes in this price range. FHA loans accept scores as low as 580 with 3.5% down, or even 500 with 10% down. Given Brea's $1M median price, aiming for 700+ will give you the most financing options and competitive rates.
Look for a lender experienced with Brea's upper. middle market who understands properties in the $900K to $1.25M range and can handle both conforming and jumbo loans. Compare rates, but also consider responsiveness and expertise with Orange County real estate, since timing matters in competitive markets. Ask about their experience with first. time jumbo borrowers, as many Brea buyers are established professionals navigating larger loan amounts for the first time.
Fill out the form below and we'll reach out to discuss your Brea mortgage options.
We respond within 24 hours
