Mortgage broker serving Corcoran, 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 Corcoran buyers, we match your unique situation to the right program.
Corcoran offers entry into California homeownership with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Corcoran 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 Corcoran home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Corcoran starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Corcoran 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 Corcoran 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 Corcoran 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Corcoran buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Corcoran. Zero down payment for rural properties. Income limits apply.
Most Corcoran buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Corcoran. Stack programs for maximum assistance.
VA loans are perfect for Corcoran. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Corcoran. Combine city, county, and state programs.
Every Corcoran home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Corcoran owners transition between homes. Short-term gap financing.
Corcoran investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Corcoran. Lower your rate with minimal paperwork.
Most Corcoran refinances use FHA streamline. No appraisal, no income docs, fast closing.
Corcoran veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Corcoran properties. Straightforward rate-and-term refi.
Cash-out refinance available for Corcoran homeowners. Convert equity to cash for any need.
Home equity loans available in Corcoran. Fixed rate second mortgage against equity.
Investment properties in Corcoran use DSCR loans. Rental income drives qualification.
Rehab loans available in Corcoran. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Corcoran deals. Fast closing for investment properties.
Corcoran apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Corcoran buyers with qualifying income.
USDA loans are ideal for Corcoran. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Corcoran. Stack programs for maximum assistance.
Maximum local DPA available in Corcoran. Combine city, county, and state programs.
Maximum grant assistance for Corcoran. Elite and local programs reduce buyer costs.
Gift of equity works for Corcoran family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Corcoran buyers. Family member can help you qualify.
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
Corcoran sits in the heart of Kings County's agricultural belt, about an hour from both Fresno and Bakersfield. Population is 22,808, median household income $53,103. The homeownership rate here is 51.3%, right in the middle for California, and the $285K median home price tells you why - this is one of the most affordable places to buy in the Central Valley. If you're earning $50-60K and getting priced out of Fresno or Bakersfield, Corcoran is where that income can actually qualify you for a conventional loan on a single-family home.
The school ratings here are solid middle ground for the Central Valley. John C. [Fremont](/mortgage-loans-and-refinance-in-fremont-ca) Elementary pulls a 6, John Muir Middle a 6, and Corcoran High gets a 7. These aren't the top-rated districts in the state, but they're stable and improving, which matters when you're thinking about your home's resale value in five or ten years. The district serves a lot of state employees and ag workers who stay put once they buy, which creates neighborhood stability. When half your neighbors own instead of rent, you're buying into a community with some staying power.
Where you buy in Corcoran directly affects your loan options and monthly payment. Downtown Corcoran runs $250K-$320K, mostly older homes with character on tree-lined streets - FHA loans work great here for first-time buyers who want walkability to schools and parks. Whitley Gardens sits at $270K-$350K, well-maintained properties popular with state corrections employees who qualify easily for conventional financing. Cross Creek is the newer development area, $320K-$420K with modern floor plans, attracting young families who can stretch for conventional or even low-down-payment programs. Dairy Avenue Corridor is your entry point at $240K-$300K, mixed ages of construction, where ag workers and commuters can get in with FHA or USDA loans depending on the exact location.
You're looking at 59 minutes to Fresno, 67 minutes to Bakersfield on a typical day. That's the trade you're making - drive time for a mortgage payment that's $200-300K less than comparable homes in either city. There's no major highway running through town, so you're on surface streets until you connect to larger routes. Local transit exists but most people drive. If you work at the prison, the ag facilities, or locally in education or healthcare, your commute is under ten minutes and you're paying Central Valley prices without the Central Valley commute penalty.
California State Prison Corcoran and the Department of Corrections are the dominant employers here, which gives the town unusual economic stability - state jobs mean steady paychecks and predictable mortgage qualifications. Corcoran Unified School District adds more public sector employment. The Wonderful Company and other ag operations provide private sector jobs tied to the massive farming economy surrounding the town. Valley Children's Healthcare and Kings County government round out the mix. Real talk, the prison drives a lot of the housing market here - corrections officers and staff need places to live, and they qualify well for loans with their state salaries and benefits. That employment base is why the homeownership rate stays above 50% even with modest household incomes.
Common questions from Corcoran 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 Corcoran 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 Corcoran: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Corcoran buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Corcoran 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 Corcoran 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 Corcoran families purchase with minimal upfront cash.
2026 Kings County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Corcoran properties fall within conforming limits, maximizing your financing options.
For Corcoran'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 Corcoran. 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 Corcoran. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kings County, and structure your purchase to minimize upfront costs.
You still have options in Corcoran. 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 Kings County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Corcoran 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 Corcoran: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Corcoran buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Corcoran. 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 Kings County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Corcoran 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 Corcoran 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 Kings County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Corcoran properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Corcoran 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 Corcoran 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 Corcoran families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Corcoran. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kings County, and structure your purchase to minimize upfront costs.
You still have options in Corcoran. 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 Corcoran'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 Corcoran is $541,000 for 2025. This is well above the median home price of $285,000, so FHA loans work great for nearly all homes in the area. You can buy with as little as 3.5% down if your credit score is 580 or higher.
You won't need a jumbo loan in Corcoran since the conforming loan limit is $833,000 and most homes are priced around $285,000. Conventional, FHA, VA, and USDA loans will all cover typical home prices here. Jumbo loans are only necessary for properties exceeding $833,000, which are extremely rare in this market.
For 2025, Kings County loan limits are $541,000 for FHA loans and $833,000 for conforming, VA, and USDA loans. The 2026 limits haven't been announced yet, but they're typically released in November or December of the prior year. These current limits cover all typical home purchases in Corcoran.
Yes, VA loans are available in Corcoran with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, you can buy with $0 down and no monthly mortgage insurance. VA loans are one of the best options for eligible buyers in this affordable market.
Our No Money Down program offers $0 down payment for qualified buyers in Corcoran. USDA loans are also excellent here since Corcoran is in a USDA. eligible rural area, offering zero down for those meeting income limits. CalHFA programs and Kings County assistance can provide additional grants or low. interest loans to help with down payments and closing costs.
You can buy a home in Corcoran with $0 down using USDA or VA loans if you qualify. FHA loans require just 3.5% down (about $10,000 on a $285,000 home), while conventional loans typically need 3% to 5% down. With down payment assistance programs, many buyers purchase with little to no money out of pocket.
You can qualify for an FHA loan in Corcoran with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum, while conventional loans prefer 620 or higher. Many first. time buyers in this market successfully purchase with scores in the 580 to 640 range.
Look for a lender experienced with USDA and FHA loans since these are ideal for Corcoran's affordable market. They should understand down payment assistance programs and be able to work with first. time or budget. conscious buyers. Compare rates, but also consider responsiveness and their knowledge of rural lending programs that can save you thousands.
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