Mortgage broker serving Downey, 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 Downey buyers, we match your unique situation to the right program.
Downey offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Downey 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 Downey home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Downey starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Downey 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 Downey 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 Downey 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 Downey buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Downey. Low down payment gets you into most properties here.
$0 down for Downey veterans. VA loans cover all properties with no PMI required.
Downey business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Downey. State assistance helps with down payment and closing costs.
Premium Downey homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Downey sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Downey investors. Buy rentals in entity names.
Conforming refinance for Downey homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Downey. Easiest way to lower your existing FHA rate.
VA streamline refi for Downey veterans. Fastest way to reduce your mortgage payment.
Turn Downey home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Downey homeowners. Access equity without replacing first mortgage.
Downey owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Downey investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Downey projects. Short-term financing for value-add investments.
Multifamily options for Downey investors. Finance apartment buildings with commercial loans.
Downey 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 Downey buyers with qualifying income.
CalHFA programs popular in Downey. State assistance helps with down payment and closing costs.
Downey has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Downey buyers. Down payment assistance with no repayment.
Downey family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Downey 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
Downey sits right in the heart of Southeast LA County, about 13 miles from downtown. Population is 113,052, median household income $84,236. The homeownership rate here is 49.4%, which is actually pretty typical for LA County where most people rent. At $825K median home price, you're looking at a market that's priced for dual-income households pulling in six figures, but here's the thing - you're getting actual LA County living without the million-dollar entry point you'd face in Pasadena or Culver City.
If you're buying for the schools, Downey Unified runs the show here and it's a major employer too, which tells you something about community stability. Williams Elementary, Old River Elementary, Rio Hondo Elementary, Unsworth Elementary, and Price Elementary all serve different pockets of the city. The district has been around forever and most buyers with kids factor school boundaries into which neighborhood they target. That sub-50% homeownership rate means you'll have renters as neighbors, but the families who do buy here tend to stay put because the commute access is hard to beat anywhere else at this price point. When you're financing $825K, knowing the schools are stable matters for your resale value five or ten years out.
North Downey and South Downey both run around $825K median, so you're not seeing huge price swings between areas like you do in some cities. North Downey sits above Firestone Boulevard with residential streets mixed in with commercial corridors, which means walkable errands but also street noise depending on the block. South Downey runs toward the San Gabriel River with more residential feel and some greenbelt access. Most buyers here are using conventional loans with 10-20% down since FHA loan limits in LA County hit $1,149,825 for 2024, so you're well within range. The lack of major price differentiation between north and south means you're really buying based on commute direction and whether you want river access versus commercial convenience.
The commute situation is honestly why Downey hasn't hit $1M median yet. You're 24 minutes to downtown LA, 38 minutes to Santa Monica, 36 minutes to Irvine, 23 minutes to Long Beach. That's legitimate access to four major job centers without the soul-crushing traffic you'd face from the outer suburbs. Local transit exists but let's be real, most people here drive. The I-5, I-605, and I-710 are all within reach depending on where you land in the city. If you're working in LA proper or commuting to Orange County, you're saving 30-45 minutes a day compared to living in the Inland Empire, and that time adds up when you're thinking about quality of life over a 30-year mortgage.
Downey Unified School District is the big employer, followed by Kaiser Permanente Downey Medical Center and PIH Health Hospital, so you've got education and healthcare anchoring the local economy. City of Downey itself provides municipal jobs. Downey Studios used to be a bigger deal but the aerospace manufacturing legacy still shapes the town's working-class roots. Most buyers here aren't working locally though. They're commuting to LA, Long Beach, or Orange County and using Downey as a home base that's cheaper than the Westside but way more convenient than Palmdale. That $84K median income tells you this is a middle-class city where two teachers or a nurse and an engineer can actually qualify for the median-priced home.
Common questions from Downey 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 Downey 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 Downey: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Downey buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Downey 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 Downey 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 Downey 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 Downey properties fall within conforming limits, maximizing your financing options.
For Downey'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 Downey. 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 Downey. 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 Downey. 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 Downey 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 Downey: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Downey buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Downey. 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 Downey 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 Downey 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 Downey properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Downey 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 Downey 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 Downey families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Downey. 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 Downey. 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 Downey'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 Downey is $1,250,000 for 2025, which covers most homes in the area since the median price is around $825K. This higher limit makes FHA loans a competitive option for first. time buyers and those with smaller down payments in Los Angeles County. You'll need a minimum 3.5% down payment and a credit score of at least 580 to qualify.
Most buyers in Downey don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $825K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million, which represents the higher end of Downey's market. Conforming loans typically offer better rates and more flexible qualification requirements than jumbo products.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Downey and all other cities in LA County. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often adjust based on home price trends.
Yes, VA loans are very competitive in Downey 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 $825K, most properties in Downey fall well within VA loan limits. VA loans also don't require mortgage insurance, which can save you hundreds of dollars monthly compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers in Downey. Additionally, CalHFA offers down payment assistance programs with grants up to 3.5% of the purchase price, and Los Angeles County has various programs for first. time buyers and moderate. income households. Many of these programs can be combined with FHA, VA, or conventional loans to reduce your upfront costs.
Down payment requirements in Downey vary by loan type: conventional loans can go as low as 3% ($24,750 on an $825K home), FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. With the median home price at $825K, you're looking at roughly $25K to $41K down for most conventional purchases, though our No Money Down program may eliminate this requirement entirely for qualified buyers.
Most lenders require a minimum credit score of 620 for conventional loans in Downey, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K to $900K range, you'll want a score of 680 or higher. VA loans are typically more flexible with credit, and many lenders will work with scores in the 580. 620 range for qualified veterans.
Look for a lender experienced with Downey's balanced market who can offer multiple loan options including FHA, VA, and conventional products in the $600K to $900K range. Compare not just interest rates but also closing costs, responsiveness, and their ability to close on time in competitive situations. A local lender familiar with Los Angeles County programs and down payment assistance options can often provide better guidance than large national banks.
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