Mortgage broker serving Duarte, 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 Duarte buyers, we match your unique situation to the right program.
In Duarte's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Duarte 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 Duarte home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Duarte starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Duarte 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 Duarte 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 Duarte 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 Duarte buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Duarte. Low down payment gets you into most properties here.
$0 down for Duarte veterans. VA loans cover all properties with no PMI required.
Duarte business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Duarte. State assistance helps with down payment and closing costs.
Premium Duarte homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Duarte sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Duarte investors. Buy rentals in entity names.
Conforming refinance for Duarte homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Duarte. Easiest way to lower your existing FHA rate.
VA streamline refi for Duarte veterans. Fastest way to reduce your mortgage payment.
Turn Duarte home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Duarte homeowners. Access equity without replacing first mortgage.
Duarte owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Duarte investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Duarte projects. Short-term financing for value-add investments.
Multifamily options for Duarte investors. Finance apartment buildings with commercial loans.
Duarte 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 Duarte buyers with qualifying income.
CalHFA programs popular in Duarte. State assistance helps with down payment and closing costs.
Duarte has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Duarte buyers. Down payment assistance with no repayment.
Duarte family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Duarte 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
Duarte sits tucked against the San Gabriel foothills about 20 miles northeast of downtown LA. Population is 21,686, median household income $93,908. The homeownership rate here is 64%, right in line with California's suburban average. At $852,500 median home price, you're looking at a market that requires roughly $170K down and an income around $240K to qualify conventionally. This is priced like most of the San Gabriel Valley, but the commute times make it competitive if you work anywhere in the LA basin.
The school situation here is what keeps families buying despite the price tag. Valley View Elementary, Maxwell Elementary, and Royal Oaks Elementary serve different parts of town, and Beardslee Dual Language Immersion Academy offers bilingual education if that fits your kids' needs. The district is small and community-focused, which matters when you're putting $850K into a 30-year mortgage. Families who buy here tend to stay put through the school years, and that stability shows up in resale values. When you're stretching to qualify, you want to know the neighborhood will hold its appeal when it's time to sell.
Central Duarte runs around $853K median, covering the historic downtown core along Huntington Drive with older residential stock and walkable local businesses. You're looking at homes from the 50s through 80s, mostly single-family on standard lots, and conventional loans are the norm here with 20% down. North Duarte hits the same $853K median but gets you closer to the San Gabriel foothills with slightly newer builds and mountain proximity. The pricing is pretty consistent across Duarte because it's a small city without huge variation in lot sizes or home ages. If you're comparing loan options, most buyers here go conventional because FHA loan limits in LA County are $766,550, and you'll bump up against that ceiling fast in this market.
The commute to downtown LA is 28 minutes when traffic cooperates, which is legitimately good for the San Gabriel Valley. Santa Monica runs 45 minutes, Irvine 50 minutes, Long Beach 41 minutes. Here's the thing: that accessibility is why Duarte holds its value even at $850K. You're not paying Pasadena or Arcadia prices, but you get similar commute times to job centers across the basin. Local transit exists but most buyers here are two-car households. If you work at City of Hope, you've got a five-minute commute, which changes the affordability math completely when you factor in gas and car payments over the life of your mortgage.
City of Hope National Medical Center dominates the local economy and employs thousands in healthcare, research, and administration. That's your anchor employer, and it brings serious stability to property values when you've got a world-class medical facility in your backyard. Duarte Unified School District and City of Duarte provide public sector jobs, Kaiser Permanente adds more healthcare employment. The job mix skews professional and white-collar, which matches that $93,908 median household income. Real talk: a lot of buyers here work at City of Hope or commute to other parts of LA County. If you're employed at the medical center, lenders see that as stable income, which helps when you're qualifying for an $850K mortgage.
Common questions from Duarte 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 Duarte 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 Duarte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Duarte buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Duarte 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 Duarte 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 Duarte 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 Duarte properties fall within conforming limits, maximizing your financing options.
For Duarte'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 Duarte. 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 Duarte. 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 Duarte. 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 Duarte 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 Duarte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Duarte buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Duarte. 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 Duarte 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 Duarte 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 Duarte properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Duarte 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 Duarte 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 Duarte families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Duarte. 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 Duarte. 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 Duarte'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 Duarte is $1,250,000 for 2025, which covers most homes in this market. With a median home price around $853K, you'll find that FHA loans work well for the majority of properties here. This higher limit makes FHA financing accessible for first. time buyers and those with lower down payments throughout Duarte.
Most buyers in Duarte won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $853K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million. The majority of homes in Duarte fall comfortably within conventional, FHA, and VA loan limits.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Duarte and cover most single. family homes in the area. The 2026 limits typically aren't announced until late 2025, but they're adjusted annually based on home price trends.
Yes, VA loans are very competitive in Duarte with a loan limit of $1,250,000 and no down payment required for eligible veterans. With the median home price at $853K, most properties here qualify for VA financing. Veterans can take advantage of no PMI and competitive rates throughout the Duarte market.
Our No Money Down program offers $0 down payment for qualified buyers in Duarte. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as Los Angeles County programs designed for first. time and moderate. income buyers. With multiple options available, many Duarte buyers can significantly reduce their upfront costs.
Down payments in Duarte vary by loan type. Conventional loans typically require 3% to 5% down ($25,590 to $42,650 on the median $853K home), while FHA loans need just 3.5% ($29,855). VA loans and our No Money Down program offer $0 down options for qualified buyers, making homeownership more accessible.
Most lenders require a minimum credit score of 620 for conventional loans in Duarte, while FHA loans can go as low as 580 (or even 500 with 10% down). With homes in the $600K to $900K range, you'll get the best rates and terms with a score of 680 or higher. VA loans are also flexible with credit requirements for eligible veterans.
Look for a lender experienced with Duarte's balanced market who can offer multiple loan options including conventional, FHA, and VA products. Compare rates, fees, and closing timelines, but also consider their knowledge of local down payment assistance programs. The right lender will understand the $600K to $900K price range and help you navigate the best financing strategy for your situation.
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