Mortgage broker serving Dos Palos, 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 Dos Palos buyers, we match your unique situation to the right program.
Dos Palos offers entry into California homeownership with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Dos Palos 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 Dos Palos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Dos Palos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Dos Palos 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 Dos Palos 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 Dos Palos 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Dos Palos buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Dos Palos purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Dos Palos. State programs reduce out-of-pocket costs significantly.
Veterans buy Dos Palos homes with $0 down. Full VA benefits cover all properties here.
Many Dos Palos properties qualify for USDA zero-down loans. Rural designation required.
All Dos Palos properties qualify for conforming loans. 3% down minimum for first-time buyers.
Dos Palos local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Dos Palos homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Dos Palos. Investors can purchase in entity names.
FHA streamline dominates Dos Palos refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Dos Palos veterans. No paperwork hassles, quick closing.
Many Dos Palos homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Dos Palos refinance qualifies for conforming rates. Best terms for rate reduction.
Dos Palos owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Dos Palos. Predictable payments for major expenses.
DSCR financing for Dos Palos investors. Buy rentals based on property income potential.
Fix-and-flip financing for Dos Palos investors. Buy distressed properties, renovate, sell.
Commercial hard money in Dos Palos. Quick funding when timing is critical.
Multifamily loans available for Dos Palos 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 Dos Palos buyers with qualifying income.
CalHFA is a strong option for Dos Palos. State programs reduce out-of-pocket costs significantly.
Dos Palos local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Dos Palos down payment help. Free money for qualified buyers.
Many Dos Palos properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Dos Palos benefit from gift of equity. No cash down payment needed.
Dos Palos 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
Dos Palos sits in the heart of Merced County's agricultural belt in the Central Valley. Population is 5,755, median household income $51,230. The homeownership rate here is 60.3%, and the median home price of $315K makes this one of the most accessible markets in California for buyers who've been priced out of the coastal areas. At this price point, a household earning around $50K can actually qualify for a mortgage with decent down payment assistance or FHA financing, which is rare to find anywhere in the state these days.
The Dos Palos-Oro Loma Joint Unified School District serves the area, with Dos Palos High School as the main secondary option. School ratings aren't published widely for smaller districts like this, but the district serves about 1,800 students total, which means smaller class sizes and more direct attention than you'll find in sprawling suburban systems. If you're buying with kids, the tight-knit community feel means teachers know your family, and that stability shows in the 60.3% homeownership rate. Families who buy here tend to stay, which matters for property values when you're thinking five or ten years down the road. The agricultural community creates a different kind of educational experience focused on practical skills and local connections.
Here's the thing about Dos Palos: it's small enough that the whole town functions like one neighborhood. Downtown Dos Palos runs around $315K median, which includes the historic core and surrounding residential streets. You'll find a mix of older homes from the 1950s and 60s, some updated, some needing work. FHA loans are common here because many properties need minor repairs that conventional loans won't touch, and the 3.5% down payment makes sense for first-time buyers. USDA loans can work too since parts of the area qualify for rural development programs. The market moves slower than urban areas, so you've got time to find the right property and negotiate repairs into your deal.
Fresno is your closest major city at 62 minutes east, which is where most people head for big-box shopping, medical specialists, or entertainment. Stockton runs 97 minutes north, Bakersfield 154 minutes south. Real talk: you're not commuting to any of these daily unless you absolutely have to. Most buyers here either work in agriculture, for the school district, or run local businesses. The isolation is exactly why homes stay affordable at $315K when Fresno's median is pushing $400K and climbing. If you work remotely or locally, you're getting California residency and Central Valley weather without the price tag of larger valley cities.
The Dos Palos-Oro Loma Joint Unified School District is the largest employer, which gives the town steady public sector jobs with benefits and pension plans that help with mortgage qualification. Agricultural operations and farms dominate the local economy, from field work to management and processing. The City of Dos Palos provides municipal employment. The job mix is straightforward: education, agriculture, and local government. If you're in ag, this location makes sense because you're close to work and housing costs don't eat your whole paycheck. Lenders look favorably on school district and government employment for mortgage approval since the income is stable and documented.
Common questions from Dos Palos 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 Dos Palos 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 Dos Palos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Dos Palos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Dos Palos 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 Dos Palos 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 Dos Palos families purchase with minimal upfront cash.
2026 Merced County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Dos Palos properties fall within conforming limits, maximizing your financing options.
For Dos Palos'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 Dos Palos. 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 Dos Palos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Merced County, and structure your purchase to minimize upfront costs.
You still have options in Dos Palos. 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 Merced County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Dos Palos 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 Dos Palos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Dos Palos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Dos Palos. 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 Merced County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Dos Palos 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 Dos Palos 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 Merced County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Dos Palos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Dos Palos 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 Dos Palos 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 Dos Palos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Dos Palos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Merced County, and structure your purchase to minimize upfront costs.
You still have options in Dos Palos. 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 Dos Palos'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 Dos Palos is $541,000 for 2025. This is more than enough for the local market, where most homes are priced between $300,000 and $450,000. FHA loans are extremely popular here since they only require 3.5% down and accept credit scores as low as 580.
You won't need a jumbo loan in Dos Palos. With a median home price of $315,000 and most homes under $450,000, you'll be well below the conforming loan limit of $833,000. Standard FHA, conventional, and VA loans will easily cover any home purchase in the area.
For 2026, Merced County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are more than sufficient for Dos Palos, where typical home prices range from $300,000 to $450,000. The limits give local buyers plenty of financing flexibility with government. backed loan options.
Yes, VA loans are available in Dos Palos with a loan limit of $833,000, which covers all local properties. If you're a qualified veteran or active. duty service member, VA loans offer 0% down with no mortgage insurance. This is an excellent option in Dos Palos's affordable market, especially with the median home price at $315,000.
Our No Money Down program offers $0 down payment for qualified buyers in Dos Palos. CalHFA programs are also game. changers here, offering down payment and closing cost assistance for first. time buyers. Additionally, some areas of Dos Palos may qualify for USDA loans with zero down, and Merced County offers local assistance programs tailored to the area's median income of $51,230.
You can buy a home in Dos Palos with as little as 0% down using VA, USDA, or our No Money Down program. FHA loans require just 3.5% down, which is about $11,000 on the median $315,000 home. With down payment assistance programs widely available here, many first. time buyers purchase with minimal out. of. pocket costs.
You can qualify for an FHA loan in Dos Palos with a credit score as low as 580, which is the most common loan type in this market. Conventional loans typically require a 620 minimum, while VA loans are often approved with scores around 580. 600. Many local buyers successfully purchase homes with scores in the 600s, especially when using down payment assistance.
Choose a lender experienced with Dos Palos's entry. level market who understands FHA loans and down payment assistance programs like CalHFA. Look for someone who can help first. time buyers navigate limited savings situations and knows the local market where homes average $315,000. The right lender will explore all your options, including USDA eligibility and county. specific programs, to minimize your upfront costs.
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