Mortgage broker serving Costa Mesa, 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 Costa Mesa buyers, we match your unique situation to the right program.
Costa Mesa buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Costa Mesa 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 Costa Mesa home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Costa Mesa starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Costa Mesa 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 Costa Mesa 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 Costa Mesa homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing Costa Mesa home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Costa Mesa prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Costa Mesa.
Self-employed? Costa Mesa bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Costa Mesa properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Costa Mesa buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Costa Mesa buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Costa Mesa moves. Purchase before your current home sells.
Entity financing for Costa Mesa investors. Purchase in LLC for asset protection.
Costa Mesa loans under $1.25M get conforming refinance rates. Best rates available.
Access Costa Mesa home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Costa Mesa homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Costa Mesa veterans. Lower your rate without appraisal or income docs.
Costa Mesa home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Costa Mesa homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Costa Mesa can use DSCR financing. Rental income qualifies the loan.
Costa Mesa rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Costa Mesa apartment buildings. Commercial rates for larger properties.
Hard money financing for Costa Mesa commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Costa Mesa buyers with qualifying income.
CalHFA programs can help Costa Mesa first-time buyers. Check income limits for eligibility.
Costa Mesa family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Costa Mesa. Family member income helps qualification.
Check Costa Mesa city programs for additional DPA. May stack with CalHFA for more help.
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
Costa Mesa sits in the heart of Orange County, population 111,490, with a median household income of $104,981. Here's the thing though: the homeownership rate is just 39.7%, way below the state average. At $1.57M median home price, this is a city where most people rent because breaking into ownership takes serious income and a jumbo loan. But if you can qualify, you're buying into one of the most centrally located cities in OC with 11 minutes to Irvive, 49 to LA, and walking distance to some of the best shopping and dining in Southern California.
The school ratings here are solid and they matter for resale value in a market this expensive. Kaiser Elementary pulls a 9, Adams an 8, Harbor View a 7, and Costa Mesa High a 7. When you're dropping $1.5M or more on a house, you want to know the schools will help protect that investment. Families who buy here tend to stay put, which creates stability in neighborhoods like Mesa Verde where the school quality justifies the premium. The truth is, in Orange County, good schools can add $200K-$400K to a home's value compared to similar houses in weaker districts.
Where you buy in Costa Mesa determines whether you need a standard jumbo or a super jumbo loan. Mesa Verde runs $1.2M-$1.8M with established family homes on tree-lined streets, and conventional jumbos work fine here for buyers putting 20% down. Mesa Del Mar is the high end at $1.4M-$2.2M, newer construction that attracts dual-income professionals, and you'll likely need a super jumbo above $2M. Eastside Costa Mesa is your entry point at $800K-$1.4M with condos and townhomes, where you can sometimes squeeze under the conforming jumbo limit if you find the right property. Southwest Costa Mesa sits at $1.1M-$1.7M near Fairview Park, quiet single-family homes that work well for families who want space without going full luxury. Real talk: even the 'affordable' option here costs more than the median home in most California cities.
The location is what you're really paying for with that $1.57M price tag. You're 11 minutes to Irvine's job centers, 33 to Long Beach, 49 to LA, 51 to Santa Monica. This isn't a commuter compromise city like the Inland Empire where you trade time for affordability. You're centrally located in Orange County, which means shorter commutes and better work-life balance. The 405 and 55 freeways are close, and the 73 toll road gets you to Laguna Beach fast. If you work in tech, finance, or healthcare anywhere in OC, Costa Mesa puts you within 20 minutes of most major employment centers without the traffic nightmare of a 90-minute daily grind.
The employer mix here explains why household incomes can support $1.5M mortgages. Experian's headquarters brings high-paying tech and data jobs. Vans headquarters adds corporate positions. South Coast Plaza isn't just a mall, it's one of the highest-grossing retail centers in the country and employs thousands. Orange Coast College and Newport-Mesa Unified provide stable public sector work. The broader job market spans Irvine's tech corridor, Newport Beach's finance sector, and LA's entertainment industry, all within commuting distance. Look, you need to earn $250K-$300K household to comfortably afford the median home here, and the local economy supports those salaries if you're in the right industries.
Common questions from Costa Mesa 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 Costa Mesa 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 Costa Mesa: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Costa Mesa buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Costa Mesa 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 Costa Mesa 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 Costa Mesa families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Costa Mesa properties fall within conforming limits, maximizing your financing options.
For Costa Mesa'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 Costa Mesa. 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 Costa Mesa. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Costa Mesa. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Costa Mesa 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 Costa Mesa: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Costa Mesa buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Costa Mesa. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Costa Mesa 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 Costa Mesa 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Costa Mesa properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Costa Mesa 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 Costa Mesa 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 Costa Mesa families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Costa Mesa. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Costa Mesa. 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 Costa Mesa'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 Costa Mesa is $1,250,000 for 2025. This high. balance limit reflects Orange County's premium housing market, though with median home prices around $1.6M, many buyers will need jumbo financing or a larger down payment to stay within FHA limits.
You'll likely need a jumbo loan if you're buying above $1,250,000, which covers most Costa Mesa properties with a median price of $1.6M. However, if you're purchasing in the lower price range or making a substantial down payment, you can stay within conforming loan limits and potentially secure better rates.
For 2026, Orange County's conforming loan limit is $1,250,000, matching the FHA and VA limits. These limits apply to Costa Mesa and reflect the area's premium market status, though final 2026 limits are typically announced in November 2025.
Yes, VA loans are available in Costa Mesa with a loan limit of $1,250,000 for zero down payment. For homes priced above that amount, which is common here, eligible veterans can still use a VA loan but will need a down payment on the amount exceeding $1,250,000.
Our No Money Down program offers $0 down payment for qualified buyers, making Costa Mesa homeownership more accessible. Additionally, CalHFA offers down payment assistance programs, and Orange County has various first. time buyer programs, though these are typically most beneficial for properties on the lower end of Costa Mesa's price range.
For Costa Mesa's median home price of $1.6M, conventional loans typically require 10. 20% down ($160,000. $320,000), though jumbo lenders may require 20% or more depending on your financial profile. FHA loans allow as little as 3.5% down, but you'll need to stay within the $1,250,000 loan limit.
While FHA loans accept scores as low as 580, most Costa Mesa buyers benefit from having a 700+ credit score to qualify for competitive jumbo loan rates on properties above $1.25M. If you're a dual. income professional upgrading to Costa Mesa, aim for 720 or higher to access the best financing terms on premium properties.
Look for a lender experienced with Orange County's premium market who can handle both high. balance conforming and jumbo loans, since Costa Mesa properties often fall in both categories. You'll want someone who understands the local market dynamics, can close on time in competitive situations, and offers personalized guidance for your specific financial situation and home price range.
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