Mortgage broker serving Corning, 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 Corning buyers, we match your unique situation to the right program.
Buyers breaking into Corning's market need down payment assistance and flexible programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Corning 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 Corning home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Corning starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Corning 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 Corning 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 Corning 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 Corning 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 Corning. Zero down payment for rural properties. Income limits apply.
Most Corning buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Corning. Stack programs for maximum assistance.
VA loans are perfect for Corning. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Corning. Combine city, county, and state programs.
Every Corning home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Corning owners transition between homes. Short-term gap financing.
Corning investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Corning. Lower your rate with minimal paperwork.
Most Corning refinances use FHA streamline. No appraisal, no income docs, fast closing.
Corning veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Corning properties. Straightforward rate-and-term refi.
Cash-out refinance available for Corning homeowners. Convert equity to cash for any need.
Home equity loans available in Corning. Fixed rate second mortgage against equity.
Investment properties in Corning use DSCR loans. Rental income drives qualification.
Rehab loans available in Corning. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Corning deals. Fast closing for investment properties.
Corning 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 Corning buyers with qualifying income.
USDA loans are ideal for Corning. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Corning. Stack programs for maximum assistance.
Maximum local DPA available in Corning. Combine city, county, and state programs.
Maximum grant assistance for Corning. Elite and local programs reduce buyer costs.
Gift of equity works for Corning family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Corning 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
Corning sits in [Tehama](/mortgage-loans-and-refinance-in-tehama-ca) County in California's North State, about 115 miles north of Sacramento. Population is 8,196, median household income $54,766. The homeownership rate here is 52.2%, which is actually pretty close to the national average. At $295K median home price, this is one of the most affordable markets left in California where a household earning $55K can realistically qualify for a conventional or FHA loan without stretching their budget to the breaking point.
If you're buying with kids in mind, Corning's got five elementary schools serving the area. Woodson Elementary, West Street Elementary, Olive View Elementary, Rancho Tehama Elementary, and Kirkwood Elementary all feed into the local high school district. The schools aren't going to blow you away with state rankings, but they're stable and the district is one of the town's largest employers, which tells you something about community investment. When you're looking at $295K homes, you're getting into ownership territory that builds equity while your kids go through school. That matters more than test scores for a lot of families trying to get out of the rent trap.
Downtown Corning runs around $295K and centers on the historic Solano Street area with local businesses and civic buildings. You'll find older homes with character here, mostly mid-century builds that need some TLC but qualify for conventional financing if they're in decent shape. FHA loans work well in this price range, especially for first-time buyers who can put down 3.5% and use the lower price point to their advantage. The downtown location means walkability to shops and services, which is rare in rural California. If you're looking at fixer-uppers, FHA 203(k) renovation loans can help you buy and improve at the same time, turning a $270K purchase into a $320K asset.
Here's the thing about Corning: you're not commuting to San Francisco or LA from here. The drive to SF is about 161 minutes, LA is over seven hours. This is a live-and-work-local situation, which is exactly why homes stay at $295K while the Bay Area runs seven figures. Local transit exists for getting around town, but you'll want a car for anything beyond Corning proper. The trade-off is simple: you give up access to major metro job markets, but you get a mortgage payment under $2,000 a month on a median-priced home. If you work remotely or have local employment lined up, that math works beautifully.
The two school districts, Corning Union Elementary and Corning Union High, are major employers here, giving the town stable public sector jobs with benefits. [Rolling Hills](/mortgage-loans-and-refinance-in-rolling-hills-ca) Casino brings gaming and hospitality jobs to the area, and Bell-Carter Foods runs olive processing operations that employ a good chunk of the local workforce. The [Oakland](/mortgage-loans-and-refinance-in-oakland-ca) Air Route Traffic Control Center is also in the area, bringing federal jobs with solid pay. Real talk: this isn't a booming tech hub, but the employment mix is stable enough that lenders see Corning as a reasonable lending risk. If you've got steady work with one of these employers, qualifying for a mortgage at these prices is pretty straightforward compared to most of California.
Common questions from Corning 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 Corning 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 Corning: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Corning buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Corning 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 Corning 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 Corning families purchase with minimal upfront cash.
2026 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Corning properties fall within conforming limits, maximizing your financing options.
For Corning'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 Corning. 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 Corning. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Corning. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Corning 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 Corning: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Corning buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Corning. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Corning 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 Corning 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 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Corning properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Corning 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 Corning 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 Corning families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Corning. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Corning. 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 Corning'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 Corning is $541,000 for 2025. Since Corning's median home price is around $295,000, FHA loans will cover virtually all homes in the area. This makes FHA an excellent option for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan in Corning. With the conforming loan limit at $833,000 and most homes priced well under $300,000, standard conventional, FHA, and USDA loans will cover your purchase. Jumbo loans are only necessary for luxury properties exceeding these limits, which are rare in this affordable rural market.
For 2025, Tehama County's loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. The 2026 limits typically get announced in November 2025, but given Corning's affordable market with homes around $295,000, current limits provide plenty of coverage for local buyers.
Yes, VA loans are available in Corning with a loan limit of $833,000, which covers all local properties. Veterans and active military can buy with $0 down, no PMI, and competitive rates. This is an excellent option for qualified service members in this budget. friendly rural community.
Our No Money Down program offers $0 down payment for qualified buyers in Corning. You can also access CalHFA programs that provide down payment and closing cost assistance, plus USDA loans offering zero down for rural properties. These programs are ideal for Corning's first. time and budget. conscious buyers looking to minimize upfront costs.
You can buy a Corning home with as little as $0 down using USDA or VA loans, or 3.5% down with FHA (about $10,325 on a $295,000 home). Conventional loans require 3% to 5% down, but with down payment assistance programs available, many buyers purchase without using their own savings.
You can qualify for a home in Corning with a credit score as low as 580 for FHA loans or 640 for USDA and many conventional programs. Given the area's median income of $54,766 and affordable home prices around $295,000, lenders often work with first. time buyers to find flexible qualification options.
Choose a lender experienced with rural and budget. friendly markets who understands USDA, FHA, and down payment assistance programs common in Corning. Look for someone who offers multiple loan options, provides clear communication, and has experience helping first. time buyers navigate the process. Local expertise with Tehama County properties and competitive rates are essential.
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