Mortgage broker serving Chino Hills, 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 Chino Hills buyers, we match your unique situation to the right program.
Chino Hills's market straddles the $833K limit, requiring strategic loan structuring.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Chino Hills 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 Chino Hills home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Chino Hills starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Chino Hills 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 Chino Hills 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 Chino Hills 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: $832,750 |
| 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 $832,750 |
| 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 Chino Hills homes qualify for conforming loans under $833K. Best rates with 3-20% down.
Veterans buy in Chino Hills with nothing down. VA loans up to $833K with no mortgage insurance.
FHA loans popular for Chino Hills first-timers. 3.5% down, 580 credit minimum.
Higher-end Chino Hills properties may exceed $833K. Jumbo financing available when needed.
Bank statement loans work for Chino Hills's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Chino Hills buyers.
Bridge loans help Chino Hills buyers compete. Make non-contingent offers while selling current home.
Chino Hills investment properties in LLC. Entity financing available for investors.
Most Chino Hills mortgages qualify for conforming refinance. Lower your rate under the limit.
Chino Hills homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Chino Hills refinance with VA IRRRL. No appraisal, no income verification.
Chino Hills HELOC options for home equity access. Credit line with variable rate draw period.
Chino Hills FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Chino Hills. Fixed payments unlike variable HELOC.
Chino Hills rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Chino Hills use fix-and-flip financing. Purchase plus rehab in one loan.
Chino Hills apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Chino Hills. 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 Chino Hills buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Chino Hills buyers.
Local Chino Hills DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Chino Hills buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Chino Hills family purchases. Parents selling to children at discount.
Chino Hills 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
Chino Hills sits in the southwest corner of San Bernardino County, about 43 minutes from downtown LA on a good day. Population is 91,008, median household income $99,385. The homeownership rate here is 63.7%, and the median home price is $925K. This is one of those affluent bedroom communities where dual-income professional families can still find solid value compared to neighboring Orange County. You're looking at nearly six figures in household income to comfortably qualify here, but you get excellent schools and a stable market that holds value through economic cycles.
The schools are the main reason families stretch their budgets to buy here. Ayala High pulls a 9 rating, Ruben S. Ayala High an 8, Butterfield Ranch Elementary a 9, Country Springs Elementary an 8. These aren't just numbers - they translate directly to resale value and how fast your home moves when you eventually sell. Lenders know this too, which is why appraisals in top school zones tend to come in at or above contract price. Families buy here and stay here, which keeps the neighborhood stable and your property value protected. The Chino Valley Unified School District is actually one of the largest employers in the area, so you've got public sector job stability supporting the local economy.
Where you buy in Chino Hills determines your loan strategy and down payment needs. Butterfield Ranch runs $850K-$1.2M, the most family-friendly option with parks and community centers - conventional loans work fine here if you've got 10-20% down. Canyon Hills sits at $900K-$1.3M with mature landscaping and rolling hills, popular with move-up buyers using equity from starter homes. English Springs goes $950K-$1.4M with custom builds on larger lots, three-car garages standard - you'll want strong income documentation for these. Los Serranos is the premium play at $1.2M-$2.5M, gated estates with golf course access where jumbo loans are the norm and you'll need excellent credit plus 20% down minimum. Real talk: most buyers here are putting down 15-25% to avoid PMI and keep their monthly payment manageable on a $900K+ purchase.
The 43-minute commute to LA is why Chino Hills works for professionals who need reasonable access to the city without paying coastal prices. You're mainly using the 71 and connecting to the 60 or 91 depending on where you work. The location puts you right on the border with Orange County, so jobs in Anaheim, Irvine, or Brea are often closer than downtown LA. No rail transit here, so you're driving or carpooling. But here's the thing - that drive is the affordability factor. You're paying $925K instead of $1.4M for comparable square footage in Yorba Linda or Diamond Bar. The commute is your trade-off for a mortgage payment that doesn't consume your entire take-home.
Chino Valley Unified School District is the biggest employer, followed by the City of Chino Hills itself and Kaiser Permanente. The Shoppes at Chino Hills and Victoria Gardens provide retail jobs, while Cal Poly Pomona adds education sector stability nearby. Most homebuyers here don't work locally - they commute to LA, Orange County, or the Inland Empire for higher-paying professional jobs. That $99K median household income tells you this is a commuter community where people trade drive time for better schools and more house. The local economy is steady but not booming, which actually helps keep property taxes reasonable and the housing market from overheating. When you're financing a $925K home, every bit of tax savings matters for your debt-to-income ratio.
Common questions from Chino Hills 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 Chino Hills 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 Chino Hills: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Chino Hills buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Chino Hills 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 Chino Hills 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 Chino Hills families purchase with minimal upfront cash.
2026 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Chino Hills properties fall within conforming limits, maximizing your financing options.
For Chino Hills'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 Chino Hills. 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 Chino Hills. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Chino Hills. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Chino Hills 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 Chino Hills: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Chino Hills buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Chino Hills. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Chino Hills 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 Chino Hills 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 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Chino Hills properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Chino Hills 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 Chino Hills 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 Chino Hills families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Chino Hills. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Chino Hills. 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 Chino Hills'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 Chino Hills is $690,000 for 2025. Since most homes in Chino Hills range from $900K to $1.25M with a median around $925K, you'll likely need a conventional or jumbo loan instead. FHA works best for lower. priced properties in San Bernardino County.
It depends on your purchase price. The conforming loan limit in San Bernardino County is $833,000, so homes priced above that require a jumbo loan. With Chino Hills' median home price at $925K, you'll need jumbo financing for most properties, though some lower. priced homes can use conventional conforming loans.
For 2025, San Bernardino County's conforming loan limit is $833,000, the FHA limit is $690,000, and the VA limit is $833,000. The 2026 limits haven't been announced yet, but they're typically released in November and often increase slightly based on home price trends.
Yes, the VA loan limit in Chino Hills is $833,000 with no down payment required for eligible veterans. Since most Chino Hills homes are priced around $925K, you can use a VA loan with a small down payment on the amount above $833K, or find homes under the limit for true zero down financing.
Our No Money Down program offers $0 down payment for qualified buyers in Chino Hills. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options like the MyHome Assistance Program offering 3.5% in deferred. payment junior loans. San Bernardino County may also have local assistance programs for moderate. income buyers.
For conventional loans on Chino Hills' typical $925K homes, you'll need at least 5% down ($46,250), though 10. 20% is common for jumbo loans above $833K. If you qualify for our No Money Down program or VA financing, you can purchase with $0 down. Larger down payments often secure better rates, especially for jumbo financing.
Most lenders require a minimum 620 credit score for conventional loans in Chino Hills, but you'll get better rates with 700+. For jumbo loans on homes above $833K, lenders typically prefer 680. 700+ with strong income documentation. FHA allows scores as low as 580, though the $690K limit won't cover most Chino Hills properties.
Look for a lender experienced with Chino Hills' upper. middle market and jumbo financing, since most homes here exceed conforming limits. Compare rates, fees, and loan options from multiple lenders, and choose one who can clearly explain jumbo requirements and close on time. A lender familiar with San Bernardino County and local property values will make your purchase smoother.
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