Mortgage broker serving Covina, 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 Covina buyers, we match your unique situation to the right program.
Covina buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Covina 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 Covina home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Covina starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Covina 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 Covina 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 Covina 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 Covina buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Covina. Low down payment gets you into most properties here.
$0 down for Covina veterans. VA loans cover all properties with no PMI required.
Covina business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Covina. State assistance helps with down payment and closing costs.
Premium Covina homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Covina sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Covina investors. Buy rentals in entity names.
Conforming refinance for Covina homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Covina. Easiest way to lower your existing FHA rate.
VA streamline refi for Covina veterans. Fastest way to reduce your mortgage payment.
Turn Covina home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Covina homeowners. Access equity without replacing first mortgage.
Covina owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Covina investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Covina projects. Short-term financing for value-add investments.
Multifamily options for Covina investors. Finance apartment buildings with commercial loans.
Covina 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 Covina buyers with qualifying income.
CalHFA programs popular in Covina. State assistance helps with down payment and closing costs.
Covina has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Covina buyers. Down payment assistance with no repayment.
Covina family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Covina 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
Covina sits in the eastern San Gabriel Valley, about 22 miles east of downtown LA. Population is 50,717, median household income $89,650. The homeownership rate here is 55.6%, which tells you something important: at $812,500 median home price, you're looking at a market where a household needs to be pulling in close to six figures to comfortably qualify for a conventional loan with 20% down. This isn't entry-level California anymore, but you're getting established neighborhoods and solid schools for significantly less than Pasadena or South Pasadena to the west.
If you've got kids, the school ratings here are part of why prices hold steady. Charter Oak High pulls an 8, Manzanita Elementary a 7, Sierra Vista Middle a 7. Those are solid numbers that help protect your investment when it's time to sell. Families specifically target Charter Oak attendance zones, which is why those neighborhoods command a premium. The Covina-Valley Unified School District is also the largest employer in town, which means stable public sector jobs and parents who care about where their kids go to school. When you're comparing properties, check which school boundaries you're in because it'll affect both your loan appraisal and your resale options down the road.
Where you buy in Covina directly impacts your financing options and monthly payment. Charter Oak runs $700K-$900K, tree-lined streets with families who stay put, conventional loans are standard here and you'll need strong income to qualify. Covina Hills sits higher at $750K-$950K, mix of mid-century and newer builds with views, you're looking at jumbo territory on the upper end depending on your down payment. Downtown Covina offers the most character at $650K-$850K, original craftsmans and updated homes within walking distance of shops, good option if you want charm without hitting jumbo loan limits. West Covina Border neighborhoods push $800K-$1M, newer construction that appeals to tech workers and professionals who can handle the higher payment. The $150K-$300K spread between neighborhoods means real differences in what you'll qualify for and what your debt-to-income ratio needs to look like.
The commute situation here is what keeps Covina competitive with pricier westside options. You're 30 minutes to downtown LA, 47 to Santa Monica, 45 to Irvine, 43 to Long Beach. That's the sweet spot where you're close enough to major job centers without paying Santa Monica or Pasadena prices. The 10 freeway is your main artery west, the 210 runs north-south access. Real talk: if you're working hybrid or a few days in the office, that commute is manageable and you're saving $200K-$400K compared to buying closer in. That difference in purchase price translates to roughly $1,200-$2,400 less per month in principal and interest, which is why buyers with LA jobs keep looking this far east.
Covina-Valley Unified School District tops the employer list, followed by City of Covina, Citrus Valley Health Partners, and Queen of the Valley Hospital. That's a solid mix of public sector stability and healthcare jobs that don't disappear in recessions. Walmart and Target distribution centers add logistics employment. The job base here is steady rather than flashy, which actually helps keep the housing market from wild swings. Most buyers either work locally in education or healthcare, or they commute west to LA proper for higher-paying jobs that justify the mortgage payment. The $89,650 median household income tells you this is a working professional community, not trust fund money, so lenders see stable employment history when underwriting loans here.
Common questions from Covina 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 Covina 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 Covina: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Covina buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Covina 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 Covina 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 Covina 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 Covina properties fall within conforming limits, maximizing your financing options.
For Covina'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 Covina. 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 Covina. 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 Covina. 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 Covina 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 Covina: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Covina buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Covina. 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 Covina 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 Covina 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 Covina properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Covina 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 Covina 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 Covina families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Covina. 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 Covina. 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 Covina'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 Covina is $1,250,000 for 2025, which covers most homes in this market where the median price is around $813K. This higher limit means you can use FHA financing with just 3.5% down on the majority of properties in Covina. FHA loans are popular here for both first. time buyers and those looking to minimize their down payment.
Most buyers in Covina won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $813K. You'll only need jumbo financing if you're purchasing a home above $1.25 million, which represents the higher end of the local market. The majority of Covina homes fall comfortably within conventional and FHA loan limits.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout Covina and the surrounding area, giving buyers strong purchasing power in this middle. tier market. These higher limits mean more financing options and competitive rates for most homes in the $600K. $900K range.
Yes, VA loans are very competitive in Covina with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With the median home price at $813K, most properties here qualify for full VA financing. VA loans are an excellent option in this market since they don't require mortgage insurance and often offer lower interest rates than conventional loans.
Our No Money Down program offers $0 down payment for qualified buyers in Covina, making homeownership accessible without upfront cash. Additionally, CalHFA offers down payment assistance programs with options for first. time and repeat buyers, and Los Angeles County has various DPA programs that can provide grants or low. interest loans. These programs are particularly helpful in Covina's market where the median home price of $813K typically requires a substantial down payment.
Down payment requirements in Covina vary by loan type: conventional loans typically need 3. 5% down ($24K. $41K on an $813K home), FHA requires 3.5% ($28K), and VA or USDA loans offer $0 down for eligible buyers. With median home prices around $813K, many buyers use down payment assistance programs or our No Money Down program to reduce upfront costs. Your specific down payment will depend on your loan type, credit profile, and whether you qualify for assistance programs.
Most lenders in Covina require a minimum credit score of 620 for conventional loans, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. VA loans are more flexible with credit requirements, and many lenders will work with scores in the 580. 620 range for qualified veterans.
Choose a lender experienced with Covina's middle. tier market who can explain all your options including conventional, FHA, and VA loans for homes in the $600K. $900K range. Look for competitive rates, transparent fees, and expertise with down payment assistance programs that are common in Los Angeles County. A good lender will understand local market conditions, respond quickly during competitive bidding situations, and help you navigate the best financing strategy for your situation.
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