Mortgage broker serving Cotati, 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 Cotati buyers, we match your unique situation to the right program.
Cotati provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Cotati 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 Cotati home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Cotati starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Cotati 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 Cotati 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 Cotati 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: $1,249,125 |
| 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 dominates Cotati purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Cotati. State programs reduce out-of-pocket costs significantly.
Veterans buy Cotati homes with $0 down. Full VA benefits cover all properties here.
Many Cotati properties qualify for USDA zero-down loans. Rural designation required.
All Cotati properties qualify for conforming loans. 3% down minimum for first-time buyers.
Cotati local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Cotati homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Cotati. Investors can purchase in entity names.
FHA streamline dominates Cotati refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Cotati veterans. No paperwork hassles, quick closing.
Many Cotati homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Cotati refinance qualifies for conforming rates. Best terms for rate reduction.
Cotati owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Cotati. Predictable payments for major expenses.
DSCR financing for Cotati investors. Buy rentals based on property income potential.
Fix-and-flip financing for Cotati investors. Buy distressed properties, renovate, sell.
Commercial hard money in Cotati. Quick funding when timing is critical.
Multifamily loans available for Cotati apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Cotati buyers with qualifying income.
CalHFA is a strong option for Cotati. State programs reduce out-of-pocket costs significantly.
Cotati local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Cotati down payment help. Free money for qualified buyers.
Many Cotati properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Cotati benefit from gift of equity. No cash down payment needed.
Cotati first-time buyers often use co-borrowers. Family help for 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
Cotati sits right in the heart of Sonoma County, about 50 miles north of San Francisco. Population is just 7,545, but don't let that fool you - median household income here is $107,321, well above the California average. The homeownership rate is 58.2%, and with a median home price of $435K, this is one of the last semi-affordable entry points into Sonoma County. You're getting Wine Country proximity without the million-dollar price tags you'll find in Healdsburg or downtown Sonoma.
If you've got kids, the school ratings here are solid and that matters for both your quality of life and resale value down the road. Thomas Page Academy pulls an 8, while Rancho Cotate High and Cotati Elementary both score 7s. These aren't just numbers - they're part of the Cotati-Rohnert Park Unified School District, which is one of the area's largest employers and brings stability to the local economy. Families who buy here tend to stick around, which is exactly what you want when you're making a 30-year mortgage commitment. The small town size means your kids won't get lost in the shuffle, and lenders like seeing stable school districts when they're evaluating neighborhood risk.
Where you buy in Cotati directly affects your loan options and monthly payment. Old Town Cotati runs $400K-$500K with vintage cottages and updated properties near the downtown plaza - conventional loans work great here, and you're walking distance to everything. West Cotati hits $450K-$550K with newer subdivisions and bigger lots, popular with families who can swing the higher payment for modern construction. East Cotati is your value play at $380K-$480K, mix of single-family homes with quick Highway 101 access - this is where first-time buyers and FHA loans show up most often. Cotati Creek Area tops out at $480K-$580K with contemporary planned communities, newer builds that often qualify for better loan terms since everything's up to current code. The spread from $380K to $580K means there's actually room to move up without leaving town.
Highway 101 runs right through town, and that's your lifeline to the rest of the Bay Area. San Francisco is 61 minutes on a decent day, Oakland 54 minutes, San Jose about 98 minutes. Here's the thing - those commute times are why Cotati stays under $500K while Marin County across the Golden Gate starts at $1.2 million. If you work at Sonoma State University right next door or anywhere in the Petaluma to Santa Rosa corridor, your commute is under 15 minutes and suddenly that mortgage payment looks a lot more manageable. Local transit exists but most buyers here are counting on having a car and using that 101 access.
The Cotati-Rohnert Park Unified School District is the biggest employer, which gives the area that public sector job stability lenders like to see. Sonoma State University is right next door in Rohnert Park and employs a ton of people - professors, administrators, support staff - many of whom buy in Cotati for the proximity. Oliver's Market and Redwood Credit Union add local jobs, plus you've got healthcare facilities serving the area. The truth is, most buyers here either work locally in education and services or they're commuting south to tech jobs in the greater Bay Area. That $107K median income tells you people are earning well, they're just choosing Cotati because it's one of the few places left where six figures can still get you into a house without a jumbo loan.
Common questions from Cotati 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 Cotati 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 Cotati: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cotati buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Cotati 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 Cotati 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 Cotati families purchase with minimal upfront cash.
2026 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Cotati properties fall within conforming limits, maximizing your financing options.
For Cotati'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 Cotati. 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 Cotati. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Cotati. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cotati 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 Cotati: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cotati buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Cotati. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cotati 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 Cotati 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 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Cotati properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Cotati 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 Cotati 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 Cotati families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Cotati. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Cotati. 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 Cotati'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 Cotati is $897,000 for 2025, which is well above the typical home prices in the area. Since most homes in Cotati range from $300K to $450K, you'll have plenty of room to use an FHA loan with just 3.5% down. This makes FHA an excellent option for first. time buyers in Cotati who want lower down payment requirements and flexible credit guidelines.
No, you won't need a jumbo loan in Cotati. With a median home price of $435,000 and most homes priced between $300K and $450K, you're well below the conforming loan limit of $897,000. You'll have access to conventional, FHA, and VA loans with better rates and terms than jumbo products.
The 2026 loan limits for Sonoma County are $897,000 for conforming, FHA, and VA loans. These limits apply to Cotati and cover the vast majority of homes in the area. These generous limits mean buyers can access government. backed loans with competitive rates and low down payments without hitting loan ceiling restrictions.
Yes, VA loans are available in Cotati with a loan limit of $897,000, which covers all typical home prices in the area. If you're a qualified veteran or active military, you can buy a home with $0 down and no mortgage insurance. VA loans are one of the best options for eligible buyers in Cotati's entry. level market.
Our No Money Down program offers $0 down payment for qualified buyers in Cotati. CalHFA programs are also extremely popular here, offering down payment and closing cost assistance for first. time buyers with income limits up to $204,001 for Sonoma County. Additionally, Sonoma County offers local DPA programs, and some areas of Cotati may qualify for USDA loans with zero down.
You can buy a home in Cotati with as little as 3.5% down using an FHA loan, which means about $15,225 on a $435,000 home. With down payment assistance programs like CalHFA or our No Money Down program, you may be able to purchase with $0 out of pocket. Conventional loans require 3% to 5% down, while VA and USDA loans offer zero down options for qualified buyers.
You can qualify for an FHA loan in Cotati with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require a 620 minimum score, while VA loans are more flexible with credit. Given Cotati's entry. level market and prevalence of first. time buyers, FHA's lower credit requirements make homeownership accessible even if your credit isn't perfect.
Choose a lender experienced with Cotati's entry. level market who understands FHA loans and down payment assistance programs like CalHFA. Look for someone who can explain all your options, compare multiple loan programs, and has strong relationships with local real estate agents. In a competitive market like Cotati, you'll want a lender who can close on time and communicate clearly throughout the process.
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