Mortgage broker serving East Palo Alto, 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 East Palo Alto buyers, we match your unique situation to the right program.
East Palo Alto buyers navigate properties near the $1.25M conforming limit, where loan structure impacts rates significantly.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your East Palo Alto 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 East Palo Alto home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in East Palo Alto starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for East Palo Alto 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 East Palo Alto 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 East Palo Alto 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 East Palo Alto home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most East Palo Alto homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in East Palo Alto with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for East Palo Alto first-timers. 3.5% down, 580 credit minimum.
Higher-end East Palo Alto properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for East Palo Alto's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for East Palo Alto buyers.
Bridge loans help East Palo Alto buyers compete. Make non-contingent offers while selling current home.
East Palo Alto investment properties in LLC. Entity financing available for investors.
Most East Palo Alto mortgages qualify for conforming refinance. Lower your rate under the limit.
East Palo Alto homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in East Palo Alto refinance with VA IRRRL. No appraisal, no income verification.
East Palo Alto HELOC options for home equity access. Credit line with variable rate draw period.
East Palo Alto FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for East Palo Alto. Fixed payments unlike variable HELOC.
East Palo Alto rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in East Palo Alto use fix-and-flip financing. Purchase plus rehab in one loan.
East Palo Alto apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in East Palo Alto. 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 East Palo Alto buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for East Palo Alto buyers.
Local East Palo Alto DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
East Palo Alto buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for East Palo Alto family purchases. Parents selling to children at discount.
East Palo Alto 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
East Palo Alto sits right in the heart of Silicon Valley in San Mateo County, population 29,520, with a median household income of $103,248. Here's the thing: at $1.15M median home price, this is actually the bargain option if you need to be close to tech jobs in Palo Alto, Menlo Park, or Mountain View. The homeownership rate is just 47.7%, way below California's average, because most people rent here while they save up or they commute from farther out. But if you can swing the down payment, you're buying into one of the most job-rich areas in the country without paying Palo Alto's $3M+ prices.
The school situation is improving but still mixed, which directly affects what you'll pay compared to neighboring districts. Costano Elementary gets a 6 rating, Ronald McNair Academy a 7, East Palo Alto Academy a 6, and Menlo-Atherton High pulls an 8. That M-A High rating matters because it's shared with Atherton and Menlo Park, giving you access to a well-regarded high school at a fraction of the cost of buying in those zip codes. Families who do their homework realize they can buy here for $1.15M versus $3M+ next door and still get their kids into the same high school. The lower elementary ratings mean you won't see the same price premium you'd pay in Palo Alto's school zones, but resale values have been climbing as the district invests in improvements.
Where you buy in East Palo Alto determines your price point and loan strategy. The Gardens runs $950K-$1.3M with established single-family homes on decent lots, and you'll need a jumbo loan for anything above $766,550 in 2024. Woodland Park hits $900K-$1.2M with tree-lined streets that appeal to young tech families, still jumbo territory but the lower end might catch a conforming loan if you find the right property. Four Corners is the entry point at $800K-$1.1M, the historic core that's seen major revitalization along University Avenue, and this is where first-time buyers with dual tech incomes can sometimes land a conforming loan on a smaller place. The Willows goes $1M-$1.4M with newer construction that tech workers love, definitely jumbo loan country, but you're getting modern builds without the $2M+ price tags in Palo Alto.
The commute times are what make East Palo Alto worth the price if you work in tech. You're 9 minutes to Palo Alto, 28 minutes to San Jose, 36 minutes to Oakland, 39 minutes to San Francisco. That 9-minute drive to Palo Alto is the whole ballgame because you can work at Stanford, Meta, Google, or any of the big names without spending two hours a day in traffic. University Avenue runs straight into Palo Alto, and you've got 101 nearby for north-south access. Real talk: people pay $1.15M here instead of $600K in Tracy because they value their time and don't want a 90-minute commute eating their life. If you're working hybrid and going into Menlo Park or Palo Alto a few days a week, this location makes financial sense even at these prices.
You're surrounded by some of the biggest employers on the planet, which is why prices stay high and inventory stays tight. Stanford University, Meta, and Google are all within a 15-minute drive, and Amazon Logistics and UPS have major distribution centers right in town providing non-tech jobs too. Target employs locally, and the whole ecosystem of Silicon Valley startups and established companies is in your backyard. The job market here is about as stable as it gets because tech isn't going anywhere and these companies keep hiring. That economic strength means your property value has a floor under it that most California cities can't match, and lenders know it. When you're applying for a jumbo loan at these prices, underwriters look favorably on buyers working for major tech employers with stock compensation and solid base salaries.
Common questions from East Palo Alto 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 East Palo Alto 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 East Palo Alto: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many East Palo Alto buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified East Palo Alto 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 East Palo Alto 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 East Palo Alto families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most East Palo Alto properties fall within conforming limits, maximizing your financing options.
For East Palo Alto'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 East Palo Alto. 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 East Palo Alto. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in East Palo Alto. 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 San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in East Palo Alto 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 East Palo Alto: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many East Palo Alto buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in East Palo Alto. 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 San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in East Palo Alto 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 East Palo Alto 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 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most East Palo Alto properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified East Palo Alto 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 East Palo Alto 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 East Palo Alto families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in East Palo Alto. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in East Palo Alto. 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 East Palo Alto'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 East Palo Alto is $1,250,000 for 2025. This higher limit reflects San Mateo County's designation as a high. cost area and covers most homes in East Palo Alto's market, where the median price is around $1.1M. FHA loans require just 3.5% down with a credit score of 580 or higher.
Most buyers in East Palo Alto won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.1M. However, if you're purchasing a home above $1.25M, you'll need jumbo financing, which typically requires 10. 20% down and stronger credit. About 70. 80% of properties in East Palo Alto fall within conforming limits.
For 2025, San Mateo County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are reviewed annually and typically adjust based on home price trends, so 2026 limits will be announced in late 2025. The current limits cover most East Palo Alto homes priced between $900K and $1.25M.
Yes, VA loans are available in East Palo Alto with a loan limit of $1,250,000, which covers most homes in the area. Eligible veterans and service members can finance up to this amount with $0 down and no mortgage insurance. For homes above $1.25M, you'll need a down payment to cover the difference.
Our No Money Down program offers $0 down payment for qualified buyers in East Palo Alto. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering 3.5% or up to $30,000. San Mateo County also offers programs for first. time buyers and moderate. income households, which can be particularly helpful given the area's $1.1M median price.
Down payment requirements in East Palo Alto vary by loan type: conventional loans typically need 5. 20%, FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. On a median. priced $1.1M home, that's $55,000. $220,000 for conventional or $38,500 for FHA. Many established professionals in the area opt for 10. 20% down to avoid jumbo loan requirements and reduce monthly payments.
Most lenders require a minimum credit score of 620 for conventional loans in East Palo Alto, though 680+ gets you better rates on higher. priced homes. FHA loans accept scores as low as 580 with 3.5% down, while VA loans typically want 620 or higher. Given the $1.1M median price, aiming for 700+ will give you the most financing options and competitive rates.
Look for a lender experienced with East Palo Alto's upper. middle market and familiar with loan amounts in the $900K. $1.25M range. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with conforming high. balance and jumbo loans. A lender who understands San Mateo County's competitive market and can pre. approve you quickly will give you an edge when making offers.
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