Mortgage broker serving Cypress, 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 Cypress buyers, we match your unique situation to the right program.
With prices approaching $1.25M, Cypress buyers benefit from strategic conforming vs jumbo analysis.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Cypress 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 Cypress home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Cypress starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Cypress 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 Cypress 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 Cypress 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 Cypress home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Cypress homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Cypress with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Cypress first-timers. 3.5% down, 580 credit minimum.
Higher-end Cypress properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Cypress's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Cypress buyers.
Bridge loans help Cypress buyers compete. Make non-contingent offers while selling current home.
Cypress investment properties in LLC. Entity financing available for investors.
Most Cypress mortgages qualify for conforming refinance. Lower your rate under the limit.
Cypress homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Cypress refinance with VA IRRRL. No appraisal, no income verification.
Cypress HELOC options for home equity access. Credit line with variable rate draw period.
Cypress FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Cypress. Fixed payments unlike variable HELOC.
Cypress rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Cypress use fix-and-flip financing. Purchase plus rehab in one loan.
Cypress apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Cypress. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Cypress buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Cypress buyers.
Local Cypress DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Cypress buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Cypress family purchases. Parents selling to children at discount.
Cypress buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Cypress sits right in the heart of northwest Orange County, tucked between Buena Park and Los Alamitos. Population is 49,955, median household income $117,461. The homeownership rate here is 67.1%, and at $1.07M median home price, you're looking at classic Orange County pricing. This isn't an entry-level market. You'll need strong income and credit to qualify here, but what you get is central OC location without the density of Anaheim or the premium of Seal Beach.
If you're buying in Cypress, the schools are a big part of what you're paying for. Clara J. King Elementary and Margaret Landell Elementary both pull 8 ratings, Cypress High also scores an 8. These aren't just good numbers, they're what keep resale values stable when you go to sell in 5 or 10 years. Families move here specifically for the school quality, which means competition for homes near top-rated schools drives prices up. When you're financing over a million dollars, you want to know the fundamentals that justify that payment are solid. The school ratings here do exactly that.
Where you buy in Cypress affects both your monthly payment and your loan structure. Imperial Estates runs $1.0M-$1.3M with spacious mid-century homes on bigger lots, and you're looking at conventional or jumbo loans depending on your down payment. El Dorado Park Estates is the premium play at $1.2M-$1.5M, newer construction near the park, and most buyers here need jumbo financing unless they're putting 30-40% down. Rancho Estates offers the entry point at $950K-$1.2M with that classic suburban feel and tree-lined streets. Terrace Estates sits at $1.1M-$1.4M with custom homes and the best school access, which is why it commands the premium. All of these neighborhoods require strong debt-to-income ratios and solid credit scores to qualify.
The commute situation here is what makes Cypress work for a lot of buyers. You're 38 minutes to downtown LA, 28 minutes to Irvine, 29 minutes to Long Beach. That central location means you can work in any direction without killing yourself on the drive. Real talk, this accessibility is baked into the price. You're paying for the fact that you can reach three major job centers in under 40 minutes. If you work in Irvine or the LA basin, you get reasonable commute times without living right on top of your office. That's worth something when you're calculating whether the mortgage payment makes sense for your lifestyle.
The job base here is a mix of education, healthcare, and corporate. Cypress School District and Anaheim Union High School District provide stable public sector employment. Los Alamitos Medical Center adds healthcare jobs. Mitsubishi Motors North America has their headquarters here, which brings white-collar corporate positions. Ralph's runs a major distribution center in town for logistics work. Most buyers in this price range aren't working locally though. They're commuting to higher-paying jobs in Irvine, LA, or Long Beach and choosing Cypress for the central location and schools. When you're qualifying for a million-dollar mortgage, lenders want to see that job stability and income level that justifies the payment.
Common questions from Cypress 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 Cypress 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 Cypress: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cypress buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Cypress 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 Cypress 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 Cypress 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 Cypress properties fall within conforming limits, maximizing your financing options.
For Cypress'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 Cypress. 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 Cypress. 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 Cypress. 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 Cypress 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 Cypress: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cypress buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Cypress. 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 Cypress 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 Cypress 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 Cypress properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Cypress 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 Cypress 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 Cypress families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Cypress. 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 Cypress. 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 Cypress'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 Cypress is $1,250,000 for 2025, which covers most homes in this Orange County community. With median home prices around $1.1M, FHA loans are a solid option if you're looking to put down as little as 3.5%. This higher limit makes FHA financing accessible for many established professionals buying in Cypress.
Most homes in Cypress don't require a jumbo loan since the median price is $1.1M and the conforming loan limit is $1,250,000. You'll only need jumbo financing if you're looking at higher. end properties above $1.25M. For the majority of Cypress buyers, conventional conforming loans offer better rates and terms than jumbo products.
For 2025, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are announced annually and typically adjust based on home price trends. The 2026 limits will be released in late 2025, but current limits cover most Cypress properties comfortably.
Yes, VA loans are available in Cypress with a loan limit of $1,250,000, which covers the vast majority of homes here. Eligible veterans and service members can finance up to this amount with no down payment and no PMI. With median prices around $1.1M, VA loans are an excellent option for qualified buyers in this upper. middle market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in Cypress's competitive market. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with various income. based options. Orange County also offers local assistance programs that can help bridge the gap on homes in the $900K to $1.25M range.
Down payment requirements in Cypress vary by loan type: conventional loans typically need 3% to 20% ($33K to $220K on a $1.1M home), FHA requires 3.5% ($38.5K), and VA or USDA loans offer $0 down for eligible buyers. With a 67.1% homeownership rate, many established professionals in Cypress put down 10% to 20% to avoid PMI and secure better rates.
Most lenders require a minimum credit score of 620 for conventional loans in Cypress, though 680+ will get you better rates on homes in the $900K to $1.25M range. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. Given Cypress's upper. middle market positioning, aiming for a 700+ score will give you the most financing options and competitive rates.
Look for a lender experienced with Cypress's upper. middle market who can handle both conforming and jumbo loans since homes here range from $900K to over $1.25M. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with first. time jumbo borrowers. A local lender familiar with Orange County's competitive market can help you move quickly when you find the right home.
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