Mortgage broker serving Buena Park, 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 Buena Park buyers, we match your unique situation to the right program.
Buena Park 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 Buena Park 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 Buena Park home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Buena Park starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Buena Park 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 Buena Park 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 Buena Park 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: $1,249,125 |
| 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 $1,249,125 |
| 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
Most Buena Park homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Buena Park with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Buena Park first-timers. 3.5% down, 580 credit minimum.
Higher-end Buena Park properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Buena Park's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Buena Park buyers.
Bridge loans help Buena Park buyers compete. Make non-contingent offers while selling current home.
Buena Park investment properties in LLC. Entity financing available for investors.
Most Buena Park mortgages qualify for conforming refinance. Lower your rate under the limit.
Buena Park homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Buena Park refinance with VA IRRRL. No appraisal, no income verification.
Buena Park HELOC options for home equity access. Credit line with variable rate draw period.
Buena Park FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Buena Park. Fixed payments unlike variable HELOC.
Buena Park rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Buena Park use fix-and-flip financing. Purchase plus rehab in one loan.
Buena Park apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Buena Park. 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 Buena Park buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Buena Park buyers.
Local Buena Park DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Buena Park buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Buena Park family purchases. Parents selling to children at discount.
Buena Park 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
Buena Park sits right in the middle of Orange County, about 20 miles southeast of downtown LA. Population is 83,542, median household income $101,586. The homeownership rate here is 56.5%, which is solid for Orange County where prices have pushed a lot of people into renting. At $945K median home price, you're paying real Orange County money, but you're getting access to jobs, schools, and freeway connections that make the mortgage payment pencil out if you're pulling in six figures.
If you've got kids, the school ratings here matter for both your quality of life and your resale value down the road. Buena Park High pulls a 7 rating, while Charles G. Emery Elementary and Gilbert H. Dysinger Elementary both hit 8s. Arthur F. Corey Elementary comes in at a 7. These aren't the 9s and 10s you'll find in Irvine or Yorba Linda, but they're respectable scores that keep families buying here. The thing is, when you're looking at a $900K mortgage, you want to know the schools won't tank your property value in five years. These ratings are stable enough that lenders see this as a safe bet, and buyers with families keep coming back.
Where you buy in Buena Park changes what kind of loan you'll need and what you're really getting. Sunny Acres runs $850K-$1.1M, mostly 1960s and 70s single-family homes that have been updated over the years. You'll see a lot of conventional loans here, sometimes with 10-15% down if buyers are stretching. Buena Park West goes $900K-$1.2M, mix of tract homes and newer builds right off the 5 and 91 freeways. Commuters love it, and conventional loans work fine if you've got solid income and credit. Central Buena Park is the entry point at $700K-$950K, everything from condos to single-family homes near shopping and entertainment. FHA loans pop up here more often, especially on the lower end where first-timers can still squeeze in. East Buena Park hits $880K-$1.15M, quiet streets with families who plan to stay. Conventional loans dominate, and the school proximity keeps values steady.
Here's the thing about Buena Park: you're 31 minutes to downtown LA, 26 minutes to Irvine, 27 minutes to Long Beach, 45 minutes to Santa Monica. That's the real value proposition when you're looking at a $945K median price. You're not stuck in one job market. The 5 and 91 freeways put you in striking distance of most major Orange County and LA employment centers, which means if you switch jobs, you probably won't have to sell your house. Local transit exists but let's be real, you'll be driving. The commute flexibility is why households earning $100K can justify the mortgage here. You're buying access to the entire Southern California job market without living in the expensive heart of it.
Knott's Berry Farm is the big name employer here, and it's more than just a tourist draw. It provides steady jobs and keeps the local economy moving. Sirius XM Holdings has a presence, Kaiser Permanente brings healthcare jobs, and the Buena Park School District employs a solid chunk of residents. Walmart's distribution center and the City of Buena Park itself round out the major employers. The job mix means you've got service, tech, healthcare, education, and logistics all in play. Most buyers here either work locally or commute to one of the nearby job centers. When you're talking to a lender about a $900K loan, they want to see job stability and income diversity. Buena Park delivers both, which is why approval rates hold up even at these price points.
Common questions from Buena Park 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 Buena Park 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 Buena Park: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Buena Park buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Buena Park 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 Buena Park 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 Buena Park 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 Buena Park properties fall within conforming limits, maximizing your financing options.
For Buena Park'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 Buena Park. 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 Buena Park. 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 Buena Park. 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 Buena Park 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 Buena Park: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Buena Park buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Buena Park. 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 Buena Park 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 Buena Park 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 Buena Park properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Buena Park 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 Buena Park 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 Buena Park families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Buena Park. 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 Buena Park. 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 Buena Park'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 Buena Park is $1,250,000 for 2026, which covers most homes in this Orange County market. With the median home price around $945,000, you'll find that FHA financing works well for the majority of properties here. This higher limit makes FHA loans a viable option even in Buena Park's upper. middle market.
Most buyers in Buena Park won't need a jumbo loan since the conforming limit is $1,250,000 and the median home price is $945,000. You'll only need jumbo financing if you're purchasing a home above $1.25 million, which represents the higher end of the local market. The majority of properties in Buena Park fit comfortably under conforming loan limits.
For 2026, Orange County's loan limits are $1,250,000 for conforming, FHA, and VA loans. This applies to Buena Park and covers most single. family homes in the area. These limits allow buyers to access competitive conventional and government. backed loan rates without needing jumbo financing for most purchases.
Yes, VA loans are available in Buena Park with a loan limit of $1,250,000 for 2026. This limit covers the vast majority of homes here, including the median. priced home at $945,000. If you're a qualified veteran or service member, you can purchase most Buena Park properties with $0 down and no PMI through the VA program.
Our No Money Down program offers $0 down payment for qualified buyers in Buena Park, making homeownership more accessible in this upper. middle market. CalHFA programs are also available, providing down payment and closing cost assistance for first. time and repeat buyers. Orange County may offer additional local programs, and it's worth exploring options that fit your income level of around $101,586.
Down payment requirements in Buena Park vary by loan type, but you have flexible options even at the $945,000 median price point. Conventional loans typically require 3. 5% down ($28,000. $47,000), while FHA asks for 3.5% ($33,000), and VA or USDA loans offer $0 down for qualified buyers. With homes in the $900K. $1.25M range, many established professionals opt for 10. 20% down to avoid PMI and secure better rates.
For most Buena Park homes, you'll want a credit score of at least 620 for conventional loans, though 640. 680+ will get you better rates on properties in the $900K. $1.25M range. FHA loans accept scores as low as 580 with 3.5% down, while VA loans are typically more flexible. Given the upper. middle market pricing, lenders often prefer seeing scores of 700+ for the most competitive terms.
Choose a lender experienced with Buena Park's upper. middle market who understands the nuances of $900K. $1.25M purchases and can handle both conforming and jumbo scenarios. Look for competitive rates, responsive communication, and someone who can explain your options clearly, especially if you're a first. time jumbo borrower. A local Orange County lender will better understand the market and can often close faster than big banks.
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