Mortgage broker serving Diamond Bar, 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 Diamond Bar buyers, we match your unique situation to the right program.
Diamond Bar's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Diamond Bar 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 Diamond Bar home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Diamond Bar starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Diamond Bar 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 Diamond Bar 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 Diamond Bar 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 Diamond Bar home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Diamond Bar homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Diamond Bar with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Diamond Bar first-timers. 3.5% down, 580 credit minimum.
Higher-end Diamond Bar properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Diamond Bar's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Diamond Bar buyers.
Bridge loans help Diamond Bar buyers compete. Make non-contingent offers while selling current home.
Diamond Bar investment properties in LLC. Entity financing available for investors.
Most Diamond Bar mortgages qualify for conforming refinance. Lower your rate under the limit.
Diamond Bar homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Diamond Bar refinance with VA IRRRL. No appraisal, no income verification.
Diamond Bar HELOC options for home equity access. Credit line with variable rate draw period.
Diamond Bar FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Diamond Bar. Fixed payments unlike variable HELOC.
Diamond Bar rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Diamond Bar use fix-and-flip financing. Purchase plus rehab in one loan.
Diamond Bar apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Diamond Bar. 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 Diamond Bar buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Diamond Bar buyers.
Local Diamond Bar DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Diamond Bar buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Diamond Bar family purchases. Parents selling to children at discount.
Diamond Bar 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
Diamond Bar sits in the eastern San Gabriel Valley where LA County meets Orange County, about 27 miles east of downtown LA. Population is 54,534, median household income $106,881. The homeownership rate here is 77.4%, one of the highest in Southern California, and when you look at the $1M median home price, that tells you something important: people who buy here tend to stay. This is an affluent bedroom community where dual-income professional families can still find value compared to coastal markets, though you'll need strong financials to qualify.
Here's the thing about Diamond Bar - the schools are why families stretch their budgets to buy here. Diamond Bar High pulls a 9 rating, Chaparral Middle a 9, Maple Hill Elementary a 9, Pantera Elementary an 8. These aren't just numbers, they're the reason homes hold value even when the broader market softens. When you're looking at a $1M mortgage, you want confidence that your property will appreciate, and consistently high-performing schools are your best insurance policy. The Walnut Valley Unified School District boundaries cover most of Diamond Bar, and buyers will literally pay $50K-$100K more to land in the right attendance zone. If you've got kids or plan to, your lender will want 20% down on most properties here, but the school quality means strong resale demand when you eventually move up or out.
Where you buy in Diamond Bar affects both your mortgage size and your lifestyle. Diamond Bar Center runs $900K-$1.2M, mix of single-family homes and townhomes with the townhomes being your entry point if you're trying to stay under conforming loan limits. Summitridge is the premium play at $1.1M-$1.4M, hillside lots with views, and you're looking at jumbo financing territory where you'll need excellent credit and typically 20-25% down. Country Oaks sits at $950K-$1.3M, mostly 80s and 90s single-family builds that attract families who want space without going full jumbo if they can land something under $1,089,300. Pantera is the relative bargain at $850K-$1.1M, eastern edge of town with tree-lined streets, and this is where first-time buyers with high incomes can sometimes squeeze into a conforming loan. Real talk: even the 'affordable' neighborhoods here require household income north of $200K to comfortably qualify under conventional debt-to-income ratios.
The commute situation is why Diamond Bar works for so many professional families. You're 36 minutes to downtown LA, 34 minutes to Irvine, 45 minutes to Long Beach, 50 minutes to Santa Monica. That's the sweet spot where you can work in multiple job centers without the soul-crushing drive that comes with living in the Inland Empire. The 60 freeway is your main artery, and yes, it gets congested, but you're trading that commute for an extra bedroom and better schools than you'd get for the same money in Pasadena or Culver City. If both spouses work in different directions - one in LA, one in Orange County - Diamond Bar's location makes the math work. When you're calculating what you can afford, factor in commute costs, but understand that the time investment here is way better than what you'd face from Riverside or San Bernardino.
Look, Diamond Bar isn't really an employment center. It's a bedroom community where people live, not where they work. The major employers are Pomona Unified School District, Walnut Valley Unified School District, City of Diamond Bar, Southern California Edison, and Brea Community Hospital - mostly public sector and utilities. Most buyers here are dual-income households with jobs scattered across LA and Orange counties. That economic diversity actually helps with property values because you're not dependent on one industry or employer. When you're applying for a mortgage at this price point, your lender will want to see stable employment history and strong income documentation. The good news is the buyer pool here tends to be white-collar professionals with W-2 income that's easy to verify, which keeps the market liquid even when rates climb.
Common questions from Diamond Bar 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 Diamond Bar 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 Diamond Bar: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Diamond Bar buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Diamond Bar 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 Diamond Bar 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 Diamond Bar 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 Diamond Bar properties fall within conforming limits, maximizing your financing options.
For Diamond Bar'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 Diamond Bar. 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 Diamond Bar. 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 Diamond Bar. 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 Diamond Bar 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 Diamond Bar: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Diamond Bar buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Diamond Bar. 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 Diamond Bar 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 Diamond Bar 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 Diamond Bar properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Diamond Bar 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 Diamond Bar 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 Diamond Bar families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Diamond Bar. 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 Diamond Bar. 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 Diamond Bar'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 Diamond Bar is $1,250,000 for 2025. This higher limit means most homes in Diamond Bar's $900K to $1.25M market can qualify for FHA financing with as little as 3.5% down. If you're looking at properties above $1.25M, you'll need to explore conventional or jumbo loan options instead.
Most Diamond Bar homes don't require a jumbo loan since the conforming limit is $1,250,000 and the median home price is around $1M. However, if you're purchasing a property above $1.25M, you'll need a jumbo loan which typically requires a larger down payment and stronger credit. About 70. 80% of Diamond Bar buyers can stay within conforming limits.
For 2025, Los Angeles County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are updated annually based on home price trends, so 2026 limits will be announced in late 2025. The current limits cover most Diamond Bar properties comfortably.
Yes, VA loans are available in Diamond Bar with a loan limit of $1,250,000 and no down payment required for eligible veterans. Since most Diamond Bar homes fall between $900K and $1.25M, VA financing works well for the majority of properties here. Veterans buying above $1.25M would need a VA jumbo loan with a down payment on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Diamond Bar's upper. middle market. CalHFA programs provide down payment and closing cost assistance with various income limits that can work well given the area's $106,881 median income. Los Angeles County also offers programs for first. time buyers, though income restrictions may apply in this higher. priced market.
For Diamond Bar's typical $1M home, you can put down as little as 3.5% ($35,000) with FHA or 5% ($50,000) with conventional financing. VA. eligible buyers and those using our No Money Down program can purchase with $0 down. Putting down 20% ($200,000) lets you avoid mortgage insurance and often secures better rates, which many established professionals in the area prefer.
Most Diamond Bar buyers need a credit score of at least 620 for conventional loans, though 680+ will get you significantly better rates on homes in this price range. FHA loans allow scores as low as 580 with 3.5% down, while VA loans can sometimes work with scores around 600. Given that you're likely borrowing $700K to $1M+, even a small rate improvement from higher credit scores can save you thousands annually.
Look for a lender experienced with Diamond Bar's upper. middle market who can handle both conforming and jumbo loans since you're near the $1.25M threshold. Compare rates, but also consider responsiveness and expertise with first. time jumbo borrowers, as many Diamond Bar buyers are navigating larger loan amounts for the first time. A lender familiar with Los Angeles County programs and local appraisal nuances will help your transaction go smoothly.
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