Mortgage broker serving Compton, 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 Compton buyers, we match your unique situation to the right program.
Compton's market offers opportunity for buyers who understand their financing options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Compton 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 Compton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Compton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Compton 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 Compton 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 Compton 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: $1,249,125 |
| 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 $1,249,125 |
| 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
Standard option for Compton buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Compton. Low down payment gets you into most properties here.
$0 down for Compton veterans. VA loans cover all properties with no PMI required.
Compton business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Compton. State assistance helps with down payment and closing costs.
Premium Compton homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Compton sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Compton investors. Buy rentals in entity names.
Conforming refinance for Compton homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Compton. Easiest way to lower your existing FHA rate.
VA streamline refi for Compton veterans. Fastest way to reduce your mortgage payment.
Turn Compton home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Compton homeowners. Access equity without replacing first mortgage.
Compton owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Compton investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Compton projects. Short-term financing for value-add investments.
Multifamily options for Compton investors. Finance apartment buildings with commercial loans.
Compton investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Compton buyers with qualifying income.
CalHFA programs popular in Compton. State assistance helps with down payment and closing costs.
Compton has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Compton buyers. Down payment assistance with no repayment.
Compton family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Compton purchases. Family member income boosts 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
Compton sits in south LA County, about 10 miles south of downtown LA. Population is 94,822, median household income $69,728. The homeownership rate is 57.4%, which is actually pretty solid for LA County where renting dominates. At $640K median home price, you're looking at real LA-adjacent property without the million-dollar sticker shock of neighboring cities. For a household pulling in $70K, you'll need to get creative with down payment assistance or consider FHA financing, but you're buying into a market that's seen serious appreciation and isn't done climbing.
The school district serves families who've planted roots here, and that matters when you're thinking about who your neighbors will be and how stable property values stay. Kelly Elementary, Tibby Elementary, Foster Elementary, Mayo Elementary, and Ronald E. McNair Elementary anchor different parts of the city. The Compton Unified School District is the largest employer in town, which tells you something about the community's priorities. School ratings aren't the highest in the county, but families buying here are often focused on affordability and proximity to LA jobs rather than test scores alone. If schools are your top priority, you'll want to research specific campuses and maybe budget for private options, which affects how much house you can actually afford.
Central Compton runs around $640K and gives you the historic core of the city, centered on Compton Boulevard with civic buildings and commercial access within walking distance. You're looking at older housing stock here, mostly post-war construction, which means you might need a renovation loan or budget for updates after closing. FHA loans work well in this price range if you're putting down 3.5%, and the location keeps you close to the 91 and 710 freeways even though they don't run directly through town. Richland Farms is the wild card at the same $640K median, a semi-rural pocket where you can actually keep horses and livestock on residential lots. It's rare to find this kind of space in LA County at this price point, and buyers here often use conventional loans with larger down payments since the properties appeal to a specific buyer who's got equity to move.
Here's the thing about Compton's location: you're 30 minutes to downtown LA, 19 minutes to Long Beach, 33 minutes to Santa Monica, and 40 minutes to Irvine when traffic cooperates. That central positioning in the LA basin is exactly why prices have climbed and why $640K gets you in the game here. The Blue Line Metro runs nearby, and local transit connects you to the broader LA system, which matters if you're trying to be a one-car household to keep your debt-to-income ratio in check for mortgage qualifying. You don't have a major freeway cutting through the city itself, but you're close enough to the 91, 710, and 105 that commuting to most of LA County is doable. The commute flexibility is part of what you're paying for at this price point.
Compton Unified School District is the big employer, followed by the City of Compton itself and Martin Luther King Jr. Community Hospital. LA County services also employ a solid number of residents. The job base is heavily public sector, which brings stability but also means most buyers here are commuting out to other parts of LA County for work. That's typical for gateway cities in the LA market. The local economy has been shifting as new development comes in around Gateway Towne Center and other commercial areas. If you're buying here, you're betting on continued investment and appreciation as LA's housing crunch pushes more buyers to consider areas they might've skipped five or ten years ago. The fundamentals support that bet, but your mortgage approval will likely depend on income from outside Compton unless you're in education or healthcare locally.
Common questions from Compton 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 Compton 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 Compton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Compton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Compton 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 Compton 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 Compton 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 Compton properties fall within conforming limits, maximizing your financing options.
For Compton'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 Compton. 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 Compton. 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 Compton. 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 Compton 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 Compton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Compton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Compton. 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 Compton 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 Compton 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 Compton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Compton 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 Compton 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 Compton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Compton. 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 Compton. 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 Compton'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 Compton is $1,250,000 for 2025, which covers the vast majority of homes in the area. With median home prices around $640K, most Compton properties fall well within FHA lending limits. This makes FHA loans an excellent option for buyers who want lower down payment requirements and more flexible credit guidelines.
You won't need a jumbo loan for most Compton homes since the conforming loan limit is $1,250,000 and the median price is around $640K. Even homes at the higher end of the market, typically $800K. $900K, stay within conventional loan limits. Jumbo financing would only be necessary for luxury properties exceeding $1.25 million, which are relatively rare in Compton.
The 2025 loan limits for Los Angeles County are $1,250,000 for conforming, FHA, and VA loans (2026 limits will be announced in November 2025). These high. cost area limits apply throughout Compton and give buyers significant purchasing power. These limits are reviewed annually and typically adjust based on home price trends in the region.
Yes, VA loans are very competitive in Compton with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With most Compton homes priced between $600K. $900K, VA loans offer excellent financing options with no PMI and competitive interest rates. If you've served in the military, a VA loan is often your best financing choice in this market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Compton's market. Additionally, CalHFA offers down payment assistance grants and deferred. payment junior loans, while Los Angeles County provides various programs for first. time and moderate. income buyers. Many of these programs can be combined with FHA or conventional loans to reduce your upfront costs significantly.
Down payment requirements in Compton vary by loan type: FHA loans require just 3.5% (about $22,400 on a $640K home), conventional loans start at 3%, and VA loans offer $0 down for eligible veterans. With median home prices around $640K, many buyers use down payment assistance programs to reduce or eliminate their out. of. pocket costs. The right amount depends on your loan type, financial situation, and whether you qualify for assistance programs.
Most lenders require a minimum credit score of 580 for FHA loans and 620 for conventional loans in Compton, though higher scores get better interest rates. VA loans can be more flexible with credit requirements for eligible veterans. If your score is below 580, consider working with a credit counselor for a few months to improve your profile before applying.
Choose a lender experienced with Compton's middle market who offers multiple loan options including FHA, VA, and conventional programs with competitive rates. Look for lenders who understand Los Angeles County's down payment assistance programs and can close on time in this balanced market. Compare at least three lenders on interest rates, fees, and their knowledge of local programs that can reduce your upfront costs.
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