Mortgage broker serving El Monte, 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 El Monte buyers, we match your unique situation to the right program.
El Monte 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 El Monte 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 El Monte home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in El Monte starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for El Monte 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 El Monte 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 El Monte 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 El Monte buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in El Monte. Low down payment gets you into most properties here.
$0 down for El Monte veterans. VA loans cover all properties with no PMI required.
El Monte business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in El Monte. State assistance helps with down payment and closing costs.
Premium El Monte homes over $1.25M require jumbo loans. Less common but available for luxury properties.
El Monte sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for El Monte investors. Buy rentals in entity names.
Conforming refinance for El Monte homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for El Monte. Easiest way to lower your existing FHA rate.
VA streamline refi for El Monte veterans. Fastest way to reduce your mortgage payment.
Turn El Monte home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for El Monte homeowners. Access equity without replacing first mortgage.
El Monte owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for El Monte investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for El Monte projects. Short-term financing for value-add investments.
Multifamily options for El Monte investors. Finance apartment buildings with commercial loans.
El Monte 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 El Monte buyers with qualifying income.
CalHFA programs popular in El Monte. State assistance helps with down payment and closing costs.
El Monte has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for El Monte buyers. Down payment assistance with no repayment.
El Monte family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for El Monte 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
El Monte sits in the San Gabriel Valley, just 12 miles east of downtown LA. Population is 108,682, median household income $59,929. The homeownership rate here is 39.6%, which tells you this is rental-heavy territory. At $734K median home price, you're looking at a market where most buyers need serious dual income or family help with the down payment. But here's the thing - you're paying for proximity. That 19-minute shot into downtown LA is what keeps prices up even in a working-class city.
The school situation is what you'd expect for a dense, urban San Gabriel Valley community. Cortada Elementary, Wilkerson Elementary, Cherrylee Elementary, Columbia Elementary, and Durfee Elementary serve the area. Ratings aren't going to blow you away, but families who buy here are prioritizing location and commute over test scores. If schools are your top concern, you'll probably look at neighboring Temple City or Arcadia and pay $200K-$400K more for that privilege. The lower homeownership rate means you're competing with investors and flippers, so getting pre-approved and moving fast matters more here than in suburban markets.
Downtown El Monte runs around $734K for what you'll find - older single-family homes, some duplexes, properties that might need work. The housing stock is mostly post-war construction, smaller lots, and you're looking at conventional loans if you've got 20% down or FHA if you're closer to 3.5%. Real talk, a lot of buyers here are using FHA or even VA loans to get in the door. Multi-generational households are common, which means properties that can accommodate extended family actually hold value better. You'll see homes that have been added onto or converted, and appraisers are used to that around here. The market moves fast when something decent hits at asking or below.
Look, this is the main selling point. You're 19 minutes from downtown LA when traffic cooperates, 37 minutes to Santa Monica, 45 to Irvine, 35 to Long Beach. The 10 freeway is your lifeline, and the 60 isn't far either. Local transit exists but most buyers here are driving. If you work in LA proper or anywhere in the basin, this commute is manageable compared to the High Desert or Inland Empire. That accessibility is exactly why a $60K household income can't really afford the median home here without stretching the debt-to-income ratio. You're paying for location, and lenders know it. The commute math is what keeps El Monte prices sticky even when other markets cool off.
El Monte Union High School District, Mountain View School District, City of El Monte, and El Monte City School District are the major employers. You'll notice a pattern - it's mostly public sector and education. That means stable jobs but not high-paying ones, which explains why the median income sits under $60K while home prices push $734K. Most buyers who can afford to purchase here are either dual-income households, working higher-paying jobs elsewhere in LA County, or getting family assistance. The local economy is service-oriented, retail, small business. If you're buying as an investment, the rental demand is strong because of all those commuters who can't qualify for a mortgage yet.
Common questions from El Monte 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 El Monte 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 El Monte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many El Monte buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified El Monte 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 El Monte 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 El Monte 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 El Monte properties fall within conforming limits, maximizing your financing options.
For El Monte'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 El Monte. 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 El Monte. 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 El Monte. 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 El Monte 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 El Monte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many El Monte buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in El Monte. 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 El Monte 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 El Monte 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 El Monte properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified El Monte 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 El Monte 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 El Monte families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in El Monte. 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 El Monte. 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 El Monte'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 El Monte is $1,250,000 for 2025, which covers most homes in the area since the median price is around $734K. This higher limit makes FHA loans a strong option for first. time buyers who want to put down as little as 3.5%. You'll be able to finance the majority of El Monte properties with a standard FHA loan without needing a jumbo product.
Most El Monte buyers don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $734K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million, which represents the higher end of the local market. The majority of properties in the $600K. $900K range are well within conforming loan limits.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout the county, including El Monte, and are significantly higher than the national baseline due to the area's elevated home prices. These limits get reviewed annually and may adjust based on housing market trends.
Yes, VA loans are very competitive in El Monte with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With most homes priced between $600K. $900K, you can purchase the typical El Monte property with $0 down if you qualify. VA loans also don't require mortgage insurance, which can save you significantly over the life of the loan.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in El Monte's market. You can also explore CalHFA programs that provide down payment and closing cost assistance with various income limits, as well as Los Angeles County housing programs designed for first. time buyers. With El Monte's median income at $59,929, many local buyers qualify for these assistance options.
Down payments in El Monte typically range from 0% to 5% depending on your loan type and qualifications. VA loans and our No Money Down program offer $0 down, FHA loans require just 3.5% down (about $25,700 on a $734K home), and conventional loans can go as low as 3% for first. time buyers. With the median home at $734K, even a small percentage makes a difference, so exploring low down payment options is smart.
Most El Monte buyers can qualify with a credit score of 580 for FHA loans or 620 for conventional financing. If you're using a VA loan, many lenders prefer scores around 620, though requirements vary by lender. With El Monte's competitive market and median price of $734K, having a score above 640 will give you access to better rates and more loan options.
Choose a lender experienced with El Monte's market who can explain your options across FHA, VA, and conventional loans in the $600K. $900K range. Look for competitive rates, transparent fees, and someone who understands local down payment assistance programs that fit your income level. A good lender will pre. approve you quickly and communicate clearly throughout the process, which matters in El Monte's balanced market where timing can be important.
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