Mortgage broker serving Buellton, 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 Buellton buyers, we match your unique situation to the right program.
Buellton's market straddles the $942K limit, requiring strategic loan structuring.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Buellton 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 Buellton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Buellton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Buellton 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 Buellton 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 Buellton 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 Buellton home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Buellton homes qualify for conforming loans under $942K. Best rates with 3-20% down.
Veterans buy in Buellton with nothing down. VA loans up to $942K with no mortgage insurance.
FHA loans popular for Buellton first-timers. 3.5% down, 580 credit minimum.
Higher-end Buellton properties may exceed $942K. Jumbo financing available when needed.
Bank statement loans work for Buellton's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Buellton buyers.
Bridge loans help Buellton buyers compete. Make non-contingent offers while selling current home.
Buellton investment properties in LLC. Entity financing available for investors.
Most Buellton mortgages qualify for conforming refinance. Lower your rate under the limit.
Buellton homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Buellton refinance with VA IRRRL. No appraisal, no income verification.
Buellton HELOC options for home equity access. Credit line with variable rate draw period.
Buellton FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Buellton. Fixed payments unlike variable HELOC.
Buellton rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Buellton use fix-and-flip financing. Purchase plus rehab in one loan.
Buellton apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Buellton. 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 Buellton buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Buellton buyers.
Local Buellton DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Buellton buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Buellton family purchases. Parents selling to children at discount.
Buellton 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
Buellton sits right in the Santa Ynez Valley wine country, about 40 miles north of Santa Barbara. Population is 5,151, median household income $102,361. The homeownership rate here is 64%, and you'll need every dollar of that income because the median home price is $1,049,000. This is wine country pricing, plain and simple. You're looking at jumbo loan territory for most properties, which means you'll need strong credit, 20% down minimum, and income documentation that can support a $5,000+ monthly payment.
Oak Valley Elementary pulls a 7 rating, Buellton Union Elementary a 6, and Jonata Middle a 7. Decent scores for a small town, and the district stability matters when you're dropping over a million on a house. The truth is, most families buying here aren't just looking at test scores. They're buying into the wine country lifestyle and small-town feel, banking on the area's reputation to protect their investment. With only 5,151 residents total, the schools are small and parents tend to be heavily involved. That 64% homeownership rate means your neighbors are invested long-term, which helps with property values when it's time to refinance or sell.
Downtown Buellton runs $950K-$1.2M, centered around Avenue of Flags with walkable access to restaurants and that famous Andersen's split pea soup spot. Jumbo loans are standard here, and lenders like the proximity to employment and amenities for appraisal purposes. Oak Park hits $900K-$1.1M with newer construction and tree-lined streets, attracting families who can qualify for the higher loan amounts these properties require. West Buellton is your relative bargain at $800K-$1M, established homes west of Highway 101 where you might squeeze in with a conforming loan on the lower end if you're lucky. East Highway 246 goes $1.1M-$1.5M for larger lots and semi-rural privacy, definitely jumbo territory, appealing to buyers who want space and have the income to back it up. Your down payment alone in any of these areas is going to run $160K-$300K, so plan accordingly.
Look, the commute situation is rough if you're working in a major city. Los Angeles is 139 minutes away, San Francisco is 271 minutes. Nobody's doing that daily. The people buying here either work locally in the wine industry, run remote businesses, or they've already made their money and are semi-retired. Highway 101 runs right through town, which helps for getting to Santa Barbara in about 45 minutes, but this isn't a commuter town. You're paying wine country prices to live in wine country, not to drive three hours to an office. If your income depends on being somewhere else regularly, think hard about whether that mortgage payment makes sense.
The local economy runs on tourism, wine, and hospitality. Andersen's Pea Soup Restaurant is iconic but also a real employer. Flying Flags RV Resort brings in steady tourism dollars. The Buellton Union School District employs locals. But here's the thing: most of the real money comes from Santa Ynez Valley wineries and tasting rooms scattered throughout the area. When you're applying for a jumbo loan at these price points, lenders want to see stable income, and wine country jobs can be seasonal or variable. If you're in hospitality or retail, you'll need solid employment history and probably a co-borrower to hit the debt-to-income ratios these loan amounts require. Remote workers with tech salaries or business owners with documented income tend to have an easier time qualifying.
Common questions from Buellton 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 Buellton 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 Buellton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Buellton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Buellton 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 Buellton 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 Buellton families purchase with minimal upfront cash.
2026 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Buellton properties fall within conforming limits, maximizing your financing options.
For Buellton'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 Buellton. 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 Buellton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Buellton. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Buellton 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 Buellton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Buellton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Buellton. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Buellton 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 Buellton 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 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Buellton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Buellton 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 Buellton 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 Buellton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Buellton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Buellton. 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 Buellton'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 Buellton is $805,000 for 2025. This covers many starter homes and condos in the area, though it falls short of Buellton's $1M median home price. If you're looking at properties above this amount, you'll need to consider conventional or jumbo financing options.
Most homes in Buellton don't require a jumbo loan since the conforming limit is $942,000 and many properties fall in the $900K. $1.25M range. However, if you're purchasing a home above $942,000, you'll need jumbo financing. About 30. 40% of Buellton buyers end up needing jumbo loans for higher. end properties.
For Santa Barbara County in 2025, the conforming loan limit is $942,000, the FHA limit is $805,000, and the VA loan limit is $942,000. These limits typically adjust annually based on home price trends, so 2026 limits will be announced in late 2025. These current limits work well for most Buellton properties at the $1M median price point.
Yes, VA loans are available in Buellton with a loan limit of $942,000, which covers most homes in the area. Veterans and active military can benefit from 0% down and no PMI, making this an excellent option for eligible buyers. For homes above $942,000, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Buellton. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options like the MyHome Assistance Program offering 3.5% in deferred. payment junior loans. Santa Barbara County may also offer local assistance programs for moderate. income buyers purchasing in the $900K. $1M range.
For Buellton's $1M median home price, you'll typically need 3. 5% down with conventional financing ($30,000. $50,000) or as little as 0% with VA loans or our No Money Down program. FHA loans require 3.5% down but cap at $805,000, limiting their usefulness here. Many established professionals in Buellton put down 10. 20% to avoid PMI and secure better rates.
Most lenders require a minimum credit score of 620 for conventional loans in Buellton, though 680+ will get you significantly better rates on properties in the $900K. $1.25M range. FHA loans accept scores as low as 580, but their $805,000 limit restricts options at Buellton's median price. For jumbo loans above $942,000, expect to need at least 700.
Look for a lender experienced with Buellton's upper. middle market who can handle both conforming and jumbo loans since many properties hover around the $942,000 limit. You'll want someone who can clearly explain your options when you're right at the conforming/jumbo threshold and who understands local property values. Compare rates, but also prioritize responsiveness and expertise with first. time jumbo borrowers, which is common in this market.
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