Mortgage broker serving Chico, 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 Chico buyers, we match your unique situation to the right program.
Chico provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Chico 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 Chico home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Chico starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Chico 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 Chico 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 Chico 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 Chico purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Chico. State programs reduce out-of-pocket costs significantly.
Veterans buy Chico homes with $0 down. Full VA benefits cover all properties here.
Many Chico properties qualify for USDA zero-down loans. Rural designation required.
All Chico properties qualify for conforming loans. 3% down minimum for first-time buyers.
Chico local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Chico homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Chico. Investors can purchase in entity names.
FHA streamline dominates Chico refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Chico veterans. No paperwork hassles, quick closing.
Many Chico homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Chico refinance qualifies for conforming rates. Best terms for rate reduction.
Chico owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Chico. Predictable payments for major expenses.
DSCR financing for Chico investors. Buy rentals based on property income potential.
Fix-and-flip financing for Chico investors. Buy distressed properties, renovate, sell.
Commercial hard money in Chico. Quick funding when timing is critical.
Multifamily loans available for Chico 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 Chico buyers with qualifying income.
CalHFA is a strong option for Chico. State programs reduce out-of-pocket costs significantly.
Chico local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Chico down payment help. Free money for qualified buyers.
Many Chico properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Chico benefit from gift of equity. No cash down payment needed.
Chico 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
Chico sits in the North State about 90 miles north of Sacramento. Population is 102,790, median household income $65,932. The homeownership rate here is 44.1%, which is low even for California, and there's a reason for that. CSU Chico drives a huge rental market, but at $449K median home price, if you're ready to buy instead of rent, you're getting way more house than you would closer to the Bay Area. A household pulling in $65K can actually qualify for a mortgage here without stretching into uncomfortable debt ratios.
If you've got kids, the school ratings here are solid and that matters when you're thinking about resale down the road. Hooker Oak Elementary pulls an 8, Pleasant Valley High also an 8, Chico High and Parkview Elementary both score 7s. These aren't just numbers on a website. Good school ratings translate directly to property values holding steady when you go to sell or refinance in five or ten years. The families who buy here tend to stay put, which creates stable neighborhoods where your investment makes sense long-term. Chico Unified School District is also one of the major employers, so you've got that public sector job stability feeding into the local economy.
Where you buy in Chico affects both your loan options and your monthly payment. Blue Oaks runs $475K-$650K on the east side, newer construction with modern layouts that appeal to families with steady income. Conventional loans work well here if you've got the down payment and credit. Johnson Park sits at $425K-$575K near Bidwell Park, mature trees and established feel, popular with retirees who often come in with cash or large down payments from selling previous homes. Fairview is central at $380K-$520K, walkable to CSU Chico and downtown, mix of starter homes and larger properties. This is where you see a lot of conventional loans for buyers who want that college town vibe without renting forever. Barber in south Chico is your entry point at $350K-$480K near Highway 99, and FHA loans are common here for first-time buyers stretching to get in the market.
Here's the thing about Chico. You're not commuting to San Francisco or LA for work. That's 174 minutes to SF on a perfect day, nearly seven hours to LA. The isolation is exactly why housing costs what it does here instead of double. Highway 99 runs through town and connects you to Redding up north or Sacramento down south, but most people who buy in Chico work in Chico. If you're thinking about buying here while keeping a Bay Area job, that only works if you're fully remote. The upside is you'll never sit in Bay Area traffic, and your mortgage payment won't eat 50% of your gross income like it would in San Jose.
CSU Chico is the elephant in the room and the biggest employer by far. That university presence creates job stability but also keeps that homeownership rate at 44.1% because students rent. Enloe Medical Center brings healthcare jobs, Sierra Nevada Brewing puts Chico on the map nationally and employs a solid chunk of people in good-paying manufacturing and hospitality roles. Tri Counties Bank and Butte County Government add white-collar stability. Chico Unified School District rounds out the public sector employment. The job mix here is actually pretty diverse for a city this size, which matters when you're thinking about whether property values will hold or grow. You're not dependent on one industry, and that university isn't going anywhere.
Common questions from Chico 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 Chico 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 Chico: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Chico buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Chico 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 Chico 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 Chico families purchase with minimal upfront cash.
2026 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Chico properties fall within conforming limits, maximizing your financing options.
For Chico'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 Chico. 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 Chico. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Chico. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Chico 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 Chico: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Chico buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Chico. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Chico 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 Chico 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 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Chico properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Chico 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 Chico 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 Chico families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Chico. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Chico. 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 Chico'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 Chico is $541,000 for 2025. This covers most homes in the area since the median price is around $449K, making FHA loans an excellent option for first. time buyers who need lower down payments and more flexible credit requirements.
You won't need a jumbo loan for most Chico homes. With conforming and VA loan limits at $833,000 and FHA at $541,000, nearly all properties in the $300K. $450K range qualify for conventional financing. Jumbo loans are only necessary for luxury properties well above typical Chico prices.
For 2025, Butte County loan limits are $541,000 for FHA and $833,000 for conforming and VA loans. The 2026 limits will be announced in November 2025 and typically adjust based on home price trends. These current limits comfortably cover Chico's median home price of $449K.
Yes, VA loans are available in Chico with a generous loan limit of $833,000. If you're a qualified veteran or active military, VA loans offer 0% down with no mortgage insurance, making them one of the best options for buying in Chico's $300K. $450K market.
Our No Money Down program offers $0 down payment for qualified buyers, which is ideal for Chico's first. time buyer market. CalHFA programs provide down payment and closing cost assistance with competitive rates, and Butte County may offer local DPA programs. Some rural areas around Chico may also qualify for USDA loans with zero down.
You can buy a Chico home with as little as 3.5% down using an FHA loan, which is about $15,700 on a $449K home. VA loans and our No Money Down program offer $0 down options for qualified buyers. Conventional loans typically require 3. 5% down for first. time buyers.
Most Chico buyers can qualify with a credit score of 580. 620 for FHA loans, which dominate this market. Conventional loans typically require 620 or higher, while VA loans can be more flexible. With Chico's median income around $66K, lenders focus heavily on your debt. to. income ratio alongside credit scores.
Choose a Chico lender experienced with FHA loans and down payment assistance programs, since these are critical for most local buyers. Look for someone who understands Butte County's market and can close on time in competitive situations. Compare rates, but also prioritize responsiveness and expertise with first. time buyer programs like CalHFA.
Fill out the form below and we'll reach out to discuss your Chico mortgage options.
We respond within 24 hours
