Mortgage broker serving Capitola, 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 Capitola buyers, we match your unique situation to the right program.
Capitola's market hovers near the $1.25M limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Capitola 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 Capitola home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Capitola starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Capitola 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 Capitola 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 Capitola 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 Capitola home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Capitola homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Capitola with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Capitola first-timers. 3.5% down, 580 credit minimum.
Higher-end Capitola properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Capitola's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Capitola buyers.
Bridge loans help Capitola buyers compete. Make non-contingent offers while selling current home.
Capitola investment properties in LLC. Entity financing available for investors.
Most Capitola mortgages qualify for conforming refinance. Lower your rate under the limit.
Capitola homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Capitola refinance with VA IRRRL. No appraisal, no income verification.
Capitola HELOC options for home equity access. Credit line with variable rate draw period.
Capitola FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Capitola. Fixed payments unlike variable HELOC.
Capitola rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Capitola use fix-and-flip financing. Purchase plus rehab in one loan.
Capitola apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Capitola. 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 Capitola buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Capitola buyers.
Local Capitola DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Capitola buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Capitola family purchases. Parents selling to children at discount.
Capitola 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
Capitola sits right on Monterey Bay in Santa Cruz County, about 75 miles south of San Francisco. Population is 9,921, median household income $91,850. The homeownership rate here is 48.3%, which is low even for California, and that tells you something important. At $1.15M median home price, this is a beach town that's priced for dual high earners or serious equity from a previous sale. You're looking at needing roughly $230K down and an income around $280K to qualify conventionally for a median-priced home here.
The school situation is straightforward but limited given the small town size. New Brighton Middle serves the area, and Soquel Union Elementary handles the younger grades. The district is stable, but here's the thing about buying in Capitola with kids: you're paying a premium for lifestyle and location, not necessarily top-tier schools. Most families who buy here are prioritizing beach access and small-town feel over school ratings. That said, the low inventory and high prices mean homes hold value well when it's time to sell, especially properties within walking distance to the beach. If schools are your top priority, you'll want to research specific ratings and maybe look at nearby Soquel or Aptos for more options at slightly lower price points.
Where you buy in Capitola doesn't vary much on price because everything is expensive, but the lifestyle differences matter. Capitola Village runs around $1.2M and puts you right in the action near the beach and wharf, with all the tourist foot traffic that comes with it. You're paying for walkability and that classic California beach town vibe. Depot Hill also hits $1.2M but gives you elevation and ocean views from hillside homes, many of them historic with character that newer builds can't match. Jewel Box rounds out the residential options at similar pricing. Most buyers here are using conventional loans with 20% down, though you'll see jumbo financing on anything above conforming limits. The tight inventory means bidding wars are common, so getting pre-approved for the right loan amount before you start looking isn't optional.
The commute to San Francisco runs about 85 minutes over Highway 17 and up 101 or 280, which is doable but not fun daily. LA is over five hours, so that's not happening. Real talk, most people who buy in Capitola either work locally in Santa Cruz County, work remotely, or they've already made their money and this is a lifestyle purchase. There's local transit available, but you'll want a car for practical purposes. The lack of major highway access right in town is actually part of what keeps Capitola feeling like a small beach community instead of getting overrun. But it also means your financing decision needs to account for the fact that this isn't a commuter-friendly location for most Bay Area jobs.
The local economy runs on tourism, hospitality, and retail, with the City of Capitola and Santa Cruz County providing government jobs. Capitola Mall brings in retail employers, and the restaurant and hotel scene along the beach employs a lot of locals. The truth is, the job market here won't support a $1.15M mortgage for most people. Buyers are typically coming from tech money in the Bay Area, remote workers who can live anywhere, or folks cashing out equity from pricier markets. If you're planning to work locally, you'll need a significant down payment or dual incomes to make the numbers work. The small population and limited commercial space mean job growth is slow, but property values stay strong because supply is so constrained.
Common questions from Capitola 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 Capitola 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 Capitola: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Capitola buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Capitola 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 Capitola 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 Capitola families purchase with minimal upfront cash.
2026 Santa Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Capitola properties fall within conforming limits, maximizing your financing options.
For Capitola'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 Capitola. 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 Capitola. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Capitola. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Capitola 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 Capitola: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Capitola buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Capitola. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Capitola 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 Capitola 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 Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Capitola properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Capitola 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 Capitola 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 Capitola families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Capitola. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Capitola. 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 Capitola'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 Capitola is $1,130,000 for 2025. This covers many homes in the area, though some properties in this coastal market may exceed this amount. FHA loans require as little as 3.5% down with a credit score of 580 or higher.
Most homes in Capitola don't require a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $1.2M. However, if you're looking at higher. end properties above $1.25M, you'll need jumbo financing. The good news is that many established professionals in this market qualify for competitive jumbo rates.
For 2025, Santa Cruz County loan limits are $1,250,000 for conforming loans, $1,130,000 for FHA, and $1,250,000 for VA loans. These limits are typically announced in November for the following year, so 2026 limits aren't yet available but may increase based on home price trends.
Yes, you can use a VA loan in Capitola with a limit of $1,250,000 and no down payment required for eligible veterans and service members. This covers most homes in the area at the $1.2M median price point. VA loans don't require mortgage insurance, which can mean significant savings compared to other loan types.
Our No Money Down program offers $0 down payment for qualified buyers in Capitola. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, though income limits may apply given the area's median income of $91,850. Santa Cruz County may also offer local assistance programs worth exploring.
Down payments in Capitola typically range from 0% to 20% depending on your loan type. Conventional loans can go as low as 3% down (about $36,000 on a $1.2M home), while VA loans and our No Money Down program offer $0 down options. Putting down 20% ($240,000 on a median. priced home) avoids mortgage insurance and strengthens your offer.
Most lenders require a minimum credit score of 620 for conventional loans in Capitola, though 680+ will get you better rates on homes in this price range. FHA loans accept scores as low as 580, while VA loans are more flexible. Given the $900K to $1.25M price point, aiming for 700+ will give you the most financing options and competitive rates.
Look for a lender experienced with Capitola's upper. middle market who can handle both conforming and jumbo loans since you're near the $1.25M limit. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with properties in Santa Cruz County. A local lender who understands the coastal market and can close quickly will give you an edge in competitive situations.
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