Mortgage broker serving Colton, 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 Colton buyers, we match your unique situation to the right program.
Colton offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Colton 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 Colton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Colton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Colton 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 Colton 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 Colton 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 is the go-to for Colton buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Colton. VA loans are the best deal for eligible veterans.
Nearly all Colton homes qualify for conforming loans. Best rates available for qualified buyers.
Colton buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Colton buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Colton areas. Check rural designation by address.
Bridge loans available for Colton transitions. Finance new purchase before selling.
Entity purchase programs for Colton. LLC financing for investment properties.
Colton FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Colton refinances qualify as conforming. Competitive rates with quick approval.
Colton veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Colton homeowners with equity. Access funds for any purpose.
Colton owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Colton homeowners. Lump sum with fixed monthly payments.
Colton rental properties qualify with DSCR. No personal income verification needed.
Colton renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Colton commercial. Fast financing for competitive markets.
Apartment financing in Colton. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Colton buyers with qualifying income.
Colton buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Colton. City programs plus CalHFA can cover most down payment.
Grant programs for Colton first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Colton areas. Check rural designation by address.
Gift of equity for Colton family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Colton buyers qualify. Add parent income to yours.
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
Colton sits in the Inland Empire right where the 10 and 215 freeways meet, about 58 miles east of LA. Population is 53,959, median household income $66,725. The homeownership rate here is 51.5%, which tells you this is more of a mixed rental and ownership market compared to some neighboring cities. At $512K median home price, you're looking at the lower end of what it costs to buy in San Bernardino County right now. For a household pulling in the mid-60s, you'll need to stretch a bit or look at FHA options with lower down payments to make the numbers work.
The school ratings here are middle of the road. Colton High pulls a 6, Bloomington a 5, Grand Terrace High a 7, Slover Mountain a 6. These aren't the scores that make people pay a premium, which is part of why Colton stays more affordable than nearby Redlands or Loma Linda. If you've got kids, you'll want to research the specific school boundaries for the house you're considering, because that Grand Terrace High rating of 7 could matter for resale value down the line. The district serves the community but doesn't drive bidding wars the way top-rated districts do. That means you're buying for location and price, not school bragging rights.
South Colton runs $480K-$540K with a mix of single-family homes and townhomes, and you'll see plenty of FHA and conventional loans here since it's the entry point for many first-time buyers. La Cadena sits at $490K-$550K with bigger lots and more established single-family homes, solid conventional loan territory if you've got decent credit and 5-10% down. Reche Canyon is the premium spot at $520K-$580K, hillside properties with views and privacy that attract move-up buyers using conventional loans or even jumbos on the higher end. Cooley Ranch is the newer development area, $500K-$560K, modern builds that appeal to younger families who want updated everything without going full custom. The price spread across these neighborhoods isn't huge, so your down payment size and loan type will matter more than which specific area you target.
You're right at the intersection of the 10 and 215, which is the whole reason Colton exists as a logistics hub. The commute to LA runs about 58 minutes when traffic cooperates, but let's be honest, that's best-case scenario. You're looking at closer to 90 minutes during rush hour. The freeway access is what keeps this market liquid. Buyers who work in Ontario, Riverside, or even parts of Orange County can make it work from here. If you're commuting daily to LA proper, you'll feel that drive in your quality of life. But if you work locally or in the broader Inland Empire, you get freeway access without paying Rancho Cucamonga prices.
Colton Joint Unified School District is the biggest employer, followed by Arrowhead Regional Medical Center, which gives the area a stable base of education and healthcare jobs. Then you've got the big distribution players: Amazon, Walmart, and Stater Bros. Markets all have major facilities here. The City of Colton itself employs a decent number of people too. This job mix means steady employment but not high wages, which is why that $66K median income sits where it does. Most buyers here work locally in logistics, healthcare, education, or retail, or they're commuting west to higher-paying jobs and trading drive time for a mortgage payment they can actually afford. The distribution economy keeps growing, so job stability is decent even if you're not getting rich.
Common questions from Colton 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 Colton 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 Colton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Colton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Colton 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 Colton 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 Colton 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 Colton properties fall within conforming limits, maximizing your financing options.
For Colton'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 Colton. 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 Colton. 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 Colton. 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 Colton 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 Colton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Colton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Colton. 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 Colton 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 Colton 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 Colton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Colton 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 Colton 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 Colton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Colton. 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 Colton. 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 Colton'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 Colton is $690,000 for 2025, which covers nearly all homes in the area since the median price is around $512,000. FHA loans are extremely popular here with first. time buyers because they allow down payments as low as 3.5% and accept credit scores starting at 580. You'll find that most homes in Colton's $450K. $600K range fit comfortably within this limit.
You won't need a jumbo loan in Colton since the conforming loan limit is $833,000 and most homes here sell between $450K. $600K. Even higher. priced properties in the area typically stay well below the conforming limit. This means you can take advantage of better rates and terms available with conventional, FHA, or VA loans.
For 2025, San Bernardino County loan limits are $690,000 for FHA loans and $833,000 for both conventional conforming and VA loans. These limits are updated annually and typically announced in late fall for the following year. The current limits work well for Colton's market where median home prices are around $512,000.
Yes, VA loans are an excellent option in Colton with a loan limit of $833,000, which covers all homes in the area. Veterans and active military can buy with $0 down, no mortgage insurance, and competitive rates on homes typically priced between $450K. $600K. VA loans are particularly valuable here since they help you avoid PMI while financing 100% of the purchase price.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Colton's affordable market. You can also access CalHFA programs that provide down payment and closing cost assistance, plus San Bernardino County offers local DPA programs that can often be stacked together. These programs are especially helpful for first. time buyers purchasing homes in the $450K. $600K range.
You can buy a home in Colton with as little as 3.5% down using an FHA loan (about $18,000 on a $512K home) or 3% down with a conventional 97 loan. VA. eligible buyers and those using our No Money Down program can purchase with $0 down. With median home prices around $512K, down payment assistance programs can help cover most or all of your upfront costs.
You can qualify for an FHA loan in Colton with a credit score as low as 580, which is perfect for first. time buyers and those rebuilding credit. Conventional loans typically require a 620 minimum for the 97% loan program, while VA loans can sometimes go as low as 580. 600 depending on the lender. Given Colton's affordable market and strong DPA options, don't let a modest credit score stop you from exploring homeownership.
Choose a lender experienced with Colton's market who can navigate FHA loans, down payment assistance programs, and first. time buyer scenarios common in this price range. Look for someone who can explain how to stack DPA programs and compare FHA, conventional 97, and VA options for homes in the $450K. $600K range. A local lender familiar with San Bernardino County programs will help you maximize affordability and get the best terms for your situation.
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