Mortgage broker serving Cerritos, 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 Cerritos buyers, we match your unique situation to the right program.
The Cerritos market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Cerritos 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 Cerritos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Cerritos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Cerritos 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 Cerritos 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 Cerritos 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 Cerritos home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Cerritos homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Cerritos with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Cerritos first-timers. 3.5% down, 580 credit minimum.
Higher-end Cerritos properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Cerritos's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Cerritos buyers.
Bridge loans help Cerritos buyers compete. Make non-contingent offers while selling current home.
Cerritos investment properties in LLC. Entity financing available for investors.
Most Cerritos mortgages qualify for conforming refinance. Lower your rate under the limit.
Cerritos homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Cerritos refinance with VA IRRRL. No appraisal, no income verification.
Cerritos HELOC options for home equity access. Credit line with variable rate draw period.
Cerritos FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Cerritos. Fixed payments unlike variable HELOC.
Cerritos rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Cerritos use fix-and-flip financing. Purchase plus rehab in one loan.
Cerritos apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Cerritos. 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 Cerritos buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Cerritos buyers.
Local Cerritos DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Cerritos buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Cerritos family purchases. Parents selling to children at discount.
Cerritos 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
Cerritos sits in southeast LA County, right where the 605, 91, and 5 freeways converge. Population is 49,016, median household income $124,460. The homeownership rate here is 75.2%, which tells you people buy here and stay. At $1,017,500 median home price, you're looking at a community where qualifying means bringing serious income or a substantial down payment. This isn't entry-level Southern California. This is where dual-income professional families land when they want top schools, suburban peace, and reasonable commutes to multiple job centers.
Here's the thing about Cerritos schools - they're the main reason people stretch their budgets to buy here. Whitney High pulls a perfect 10 rating and consistently ranks among California's best public schools. Cerritos High gets an 8, Cerritos Elementary a 9, Carver Elementary an 8. When you're financing a million-dollar home, you want to know your kids are getting their money's worth, and these test scores deliver. The school quality also protects your property value long-term. Families will always pay a premium for top-rated districts, which means your home won't depreciate when it's time to sell or refinance.
Where you buy in Cerritos determines whether you're using a conventional jumbo or a conforming loan. Imperial Estates runs $1.2M-$2M, custom luxury homes on bigger lots with mature landscaping - you're definitely in jumbo territory here, so expect stricter credit and reserve requirements. El Dorado Park Estates hits $950K-$1.4M, family-friendly with tree-lined streets and strong resale values because of the park proximity. Rancho Estates goes $900K-$1.3M, established neighborhood popular with families who want space and quiet streets. Southland Village is your relative entry point at $850K-$1.2M, mix of mid-century and updated homes with central location. Most buyers here are putting down 20% to avoid PMI on these loan amounts, though some stretch with 10-15% down if income supports it.
The commute situation is what makes Cerritos work for high-earning professionals. You're 35 minutes to downtown LA, 42 to Santa Monica, 30 to Irvine, 24 to Long Beach. That freeway access means you can work in multiple major employment centers without the soul-crushing three-hour daily round trip. Real talk, this location flexibility is why families justify the mortgage payment. When both spouses work in different directions - one in LA, one in Orange County - Cerritos sits right in the middle. You're trading a higher purchase price for time back in your life, which matters when you're calculating quality of life against monthly payment.
ABC Unified School District and City of Cerritos provide stable public sector jobs, but most Cerritos buyers commute out for work. Cerritos College employs locally, and the Cerritos Auto Square is one of the largest auto malls in the country, bringing retail and service jobs. Los Cerritos Center adds shopping and entertainment employment. Kaiser Permanente Downey Medical Center is nearby for healthcare professionals. But the truth is, this is a bedroom community for people earning six figures elsewhere. The median household income of $124K tells you most residents are pulling professional salaries from LA, Orange County, or Long Beach employers. You're buying here for the schools and the neighborhood, not because you work down the street.
Common questions from Cerritos 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 Cerritos 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 Cerritos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cerritos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Cerritos 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 Cerritos 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 Cerritos families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Cerritos properties fall within conforming limits, maximizing your financing options.
For Cerritos'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 Cerritos. 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 Cerritos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Cerritos. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cerritos 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 Cerritos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cerritos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Cerritos. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cerritos 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 Cerritos 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Cerritos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Cerritos 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 Cerritos 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 Cerritos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Cerritos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Cerritos. 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 Cerritos'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 Cerritos is $1,250,000 for 2025, which covers most homes in this upper. middle market where the median price is around $1M. This higher limit means you can use FHA financing with just 3.5% down on the majority of properties here. If you're an established professional looking at homes in the $900K. $1.25M range, FHA can be a solid option even if you're not a first. time buyer.
Most buyers in Cerritos won't need a jumbo loan since the conforming limit is $1,250,000 and the median home price is around $1M. You'll only need jumbo financing if you're looking at higher. end properties above $1.25M. For the typical Cerritos home in the $900K. $1.25M range, you can take advantage of conventional conforming rates and terms.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout the county, including Cerritos, and are significantly higher than the national baseline due to the area's elevated home prices. These limits are reviewed annually and may adjust based on housing market conditions.
Yes, you can absolutely use a VA loan in Cerritos with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This limit covers most homes in Cerritos's market where properties typically range from $900K to $1.25M. VA loans are particularly attractive here since they don't require mortgage insurance, which can mean significant savings on a $1M+ home.
Our No Money Down program offers $0 down payment for qualified buyers in Cerritos's upper. middle market. CalHFA programs can provide down payment and closing cost assistance with various income. qualified options that work well for established professionals in this price range. Given the median income of $124,460 in Cerritos, many buyers may qualify for these programs even when purchasing homes near the $1M mark.
Down payments in Cerritos vary by loan type, but you have options even at the $900K. $1.25M price point. Conventional loans typically require 5. 20% ($45K. $250K on a $1M home), FHA requires just 3.5% (around $35K), and VA or USDA loans offer $0 down for eligible buyers. Many first. time jumbo borrowers in this market start with 10. 15% down to balance monthly payments with upfront costs.
For most Cerritos homes in the $900K. $1.25M range, you'll want a credit score of at least 620 for conventional loans, though 680+ gets you better rates on these larger loan amounts. FHA loans can work with scores as low as 580, while VA loans are more flexible with credit. Given that you're likely a first. time jumbo borrower, aiming for 700+ will give you the most financing options and competitive rates.
Choose a lender experienced with Cerritos's upper. middle market and comfortable handling loans in the $900K. $1.25M range, especially if you're a first. time jumbo borrower. Look for someone who can clearly explain your options between conforming and jumbo products and offer competitive rates on larger loan amounts. You'll want a lender who responds quickly and understands the local market, since timing matters when you're competing for homes in this price tier.
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