Mortgage broker serving Ceres, 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 Ceres buyers, we match your unique situation to the right program.
First-time buyers in Ceres need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Ceres 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 Ceres home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Ceres starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Ceres 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 Ceres 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 Ceres 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Ceres purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Ceres. State programs reduce out-of-pocket costs significantly.
Veterans buy Ceres homes with $0 down. Full VA benefits cover all properties here.
Many Ceres properties qualify for USDA zero-down loans. Rural designation required.
All Ceres properties qualify for conforming loans. 3% down minimum for first-time buyers.
Ceres local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Ceres homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Ceres. Investors can purchase in entity names.
FHA streamline dominates Ceres refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Ceres veterans. No paperwork hassles, quick closing.
Many Ceres homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Ceres refinance qualifies for conforming rates. Best terms for rate reduction.
Ceres owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Ceres. Predictable payments for major expenses.
DSCR financing for Ceres investors. Buy rentals based on property income potential.
Fix-and-flip financing for Ceres investors. Buy distressed properties, renovate, sell.
Commercial hard money in Ceres. Quick funding when timing is critical.
Multifamily loans available for Ceres apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Ceres buyers with qualifying income.
CalHFA is a strong option for Ceres. State programs reduce out-of-pocket costs significantly.
Ceres local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Ceres down payment help. Free money for qualified buyers.
Many Ceres properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Ceres benefit from gift of equity. No cash down payment needed.
Ceres first-time buyers often use co-borrowers. Family help for qualification.
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
Ceres sits in the Central Valley about 80 miles east of San Jose and 15 minutes south of Modesto. Population is 49,183, median household income $70,191. The homeownership rate here is 63.3%, right in line with California's owner-occupied average, and that tells you something important. At $406K median home price, you're looking at one of the more affordable entry points in the northern Central Valley where a household pulling in $70K can actually qualify for a conventional loan without stretching to the breaking point.
If you're buying with kids in mind, Ceres Unified runs the show here. La Rosa Elementary, Joel J. Hidahl Elementary, and Patricia Kay Beaver Elementary serve most of the family neighborhoods. Caswell and Sinclear Elementary round out the district coverage. The school ratings aren't going to compete with coastal suburbs, but here's what matters for your mortgage decision. Families stay put once they buy, which keeps the ownership rate steady and protects your resale value. When you're financing a $400K home, you want neighbors who own, not a revolving door of renters.
Downtown Ceres runs around $407K and centers on Hatch Road with the historic business district and surrounding residential streets. You're looking at a mix of older homes, some renovated, some original condition. This is where FHA loans work well for first-time buyers who want to put down 3.5% and maybe do some sweat equity. Conventional loans are common too if you've got 5-10% saved up. The area doesn't have the same price stratification you see in bigger markets. Most properties fall in that $380K-$450K band, which actually simplifies your financing options since you're not chasing jumbo territory.
Stockton sits 36 minutes north, which makes Ceres a realistic option if you work in that market but want lower property prices. Fresno is 87 minutes south, Bakersfield is 183 minutes, so those aren't daily commutes. Most people buying here either work in Modesto, Turlock, or right in Ceres itself. Local transit exists but this is car country. The commute situation is exactly why you can still buy a house here for $406K while Stockton proper runs closer to $500K. You're not paying the proximity premium, and that extra breathing room in your budget can mean the difference between qualifying and getting priced out.
Ceres Unified School District is the largest employer, which gives the area that public sector stability lenders like to see on your application. Foster Farms and Gallo Glass Company bring manufacturing and ag-processing jobs, the backbone of Central Valley employment. City of Ceres rounds out the major employers list. The job mix here is agriculture, food processing, education, and local government. Real talk, if you're working in tech or finance, you're probably commuting out. But if you're in ag, logistics, manufacturing, or education, you can work locally and keep your mortgage payment under 30% of gross income, which is the sweet spot for loan approval.
Common questions from Ceres 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 Ceres 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 Ceres: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Ceres buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Ceres 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 Ceres 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 Ceres families purchase with minimal upfront cash.
2026 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Ceres properties fall within conforming limits, maximizing your financing options.
For Ceres'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 Ceres. 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 Ceres. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Ceres. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Ceres 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 Ceres: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Ceres buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Ceres. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Ceres 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 Ceres 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 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Ceres properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Ceres 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 Ceres 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 Ceres families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Ceres. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Ceres. 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 Ceres'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 Ceres is $541,300 for 2025. This covers nearly all homes in Ceres, where the median price is around $407,000, making FHA loans an excellent option for first. time buyers with as little as 3.5% down.
You won't need a jumbo loan in Ceres for most purchases. With conforming and FHA limits at $833,000 and $541,300 respectively, and typical home prices between $300K. $450K, standard loan programs will cover your purchase.
For 2025, Stanislaus County loan limits are $541,300 for FHA loans and $833,000 for conforming and VA loans. The 2026 limits typically get announced in November 2025, though they often remain stable or increase slightly in markets like Ceres.
Yes, VA loans are available in Ceres with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no PMI, making them one of the best options for homebuyers in Ceres.
Our No Money Down program offers $0 down payment for qualified buyers in Ceres. CalHFA programs are also popular here, providing down payment and closing cost assistance for first. time buyers, and some areas of Ceres may qualify for USDA loans with zero down.
You can buy a home in Ceres with as little as 3.5% down using an FHA loan, which means around $14,000. $16,000 on a typical $400K home. However, with down payment assistance programs or VA/USDA loans, you may qualify for 0% down and keep your savings intact.
Most FHA lenders in Ceres require a minimum credit score of 580 for 3.5% down, though some accept scores as low as 500 with 10% down. If your score is around 620 or higher, you'll have access to conventional loans and better down payment assistance options.
Choose a lender experienced with Ceres's entry. level market who understands FHA loans and down payment assistance programs that first. time buyers need. Look for someone who can explain CalHFA, local DPA options, and creative solutions to help you buy with limited savings.
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