Mortgage broker serving Encinitas, 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 Encinitas buyers, we match your unique situation to the right program.
Encinitas buyers in the luxury segment face unique challenges with high-value properties exceeding $1.1M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Encinitas 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 Encinitas home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Encinitas starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Encinitas 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 Encinitas 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 Encinitas 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 Encinitas home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Encinitas prices often exceed $1.1M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.1M get conforming financing. Split between conforming and jumbo in Encinitas.
Self-employed? Encinitas bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Encinitas properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Encinitas buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Encinitas buyers can use FHA with 3.5% down. Limit is $1.01M.
Bridge financing for Encinitas moves. Purchase before your current home sells.
Entity financing for Encinitas investors. Purchase in LLC for asset protection.
Encinitas loans under $1.1M get conforming refinance rates. Best rates available.
Access Encinitas home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Encinitas homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Encinitas veterans. Lower your rate without appraisal or income docs.
Encinitas home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Encinitas homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Encinitas can use DSCR financing. Rental income qualifies the loan.
Encinitas rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Encinitas apartment buildings. Commercial rates for larger properties.
Hard money financing for Encinitas commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Encinitas buyers with qualifying income.
CalHFA programs can help Encinitas first-time buyers. Check income limits for eligibility.
Encinitas family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Encinitas. Family member income helps qualification.
Check Encinitas city programs for additional DPA. May stack with CalHFA for more help.
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
Encinitas sits on the North County coast about 25 miles north of downtown San Diego. Population is 61,942, median household income $142,506. The homeownership rate here is 65.2%, and with a median home price of $1,938,000, you're looking at one of San Diego County's premium coastal markets. To qualify for a conventional loan on that median price, you'll need roughly $280K down and income around $450K assuming decent credit and low debt. This isn't a first-time buyer market unless you've got serious equity or family money behind you.
The school ratings here are legitimately strong and they matter for resale value in this price range. Ocean Knoll Elementary scores a 9, Ada W. Harris an 8, and both San Dieguito High School Academy and La Costa Canyon High pull 9s. When you're spending nearly $2M on a home, school quality isn't just about your kids. It's about protecting your investment and making sure the property holds value when you eventually sell. Families who can afford Encinitas tend to stay put through the school years, which keeps turnover low and property values stable. The school district boundaries actually affect pricing within neighborhoods, so it's worth checking exactly where your target property feeds before you make an offer.
Where you buy in Encinitas determines whether you're using a conventional jumbo or a true high-balance jumbo loan. New Encinitas is your entry point at $900K to $1.8M, mostly ranch-style homes from the 60s and 70s on decent lots. Conventional jumbo loans work fine here if you've got 20% down. Old Encinitas runs $1.2M to $2.5M for craftsman homes and bungalows with that walkable downtown vibe, and you're looking at the same loan products but bigger down payments. Leucadia brings that surf town character at $1M to $3.5M, mix of vintage cottages and modern rebuilds. Cardiff-by-the-Sea hits $1.5M to $4M+ for beach proximity and Restaurant Row access. Olivenhain is the high end at $1.8M to $5M+, estate properties with horse facilities on larger parcels where true jumbo financing over $3M becomes common. The coastal premium is real. You'll pay $500K more for ocean views or beach access compared to inland properties.
The commute to downtown San Diego runs about 31 minutes via I-5, La Jolla is 33 minutes. That's reasonable for Southern California, and it's a big reason Encinitas commands the prices it does. You get legitimate beach town living without sacrificing access to San Diego's job centers. The 101 runs right through town connecting all five communities, and you can actually walk or bike to most daily needs depending on which neighborhood you're in. Real talk, the walkability and beach access are what you're paying for at this price point. If you're financing close to $2M, you want to make sure the lifestyle actually matches what you're signing up for in monthly payments.
Vuori, the activewear brand, is headquartered here and employs a good number of locals. The two school districts, Encinitas Union and San Dieguito Union High, provide stable public sector jobs. Neurelis and Scripps Health add healthcare and biotech presence. City of Encinitas itself is a steady employer. But here's the thing about Encinitas at this income level. Most buyers aren't working locally. They're professionals commuting to biotech jobs in Sorrento Valley, tech roles in San Diego proper, or they're self-employed and location-independent. The local economy matters less for qualifying than your ability to document $400K+ in stable income, whether that's W-2, business ownership, or investment returns.
Common questions from Encinitas 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 Encinitas 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 Encinitas: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Encinitas buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Encinitas 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 Encinitas 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 Encinitas families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Encinitas properties fall within conforming limits, maximizing your financing options.
For Encinitas'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 Encinitas. 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 Encinitas. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Encinitas. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Encinitas 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 Encinitas: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Encinitas buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Encinitas. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Encinitas 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 Encinitas 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 Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Encinitas properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Encinitas 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 Encinitas 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 Encinitas families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Encinitas. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Encinitas. 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 Encinitas'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 Encinitas is $1,010,000 for 2025. However, with the median home price around $1.9M, most properties in Encinitas exceed this limit. You'll likely need a jumbo loan or conventional financing for typical homes in this premium coastal market.
Yes, most buyers in Encinitas need a jumbo loan since the median home price is $1.9M, well above the conforming loan limit of $1,101,250. If you're purchasing a lower. priced condo or townhome under $1.1M, you can use conventional financing. Jumbo loans typically require 10. 20% down and stronger credit profiles.
For San Diego County, the 2025 conforming loan limit is $1,101,250, the FHA limit is $1,010,000, and the VA limit is $1,101,250. These limits apply countywide including Encinitas, though final 2026 limits won't be announced until late 2025. Given Encinitas's premium pricing, most buyers here use jumbo financing regardless of these limits.
Yes, VA loans are available in Encinitas with a loan limit of $1,101,250 and no down payment required for eligible veterans. However, since most Encinitas homes are priced around $1.9M, you'd need to cover the difference above the VA limit with a cash down payment. VA jumbo loans are also an option for higher. priced properties.
Our No Money Down program offers $0 down payment for qualified buyers, which can be especially helpful for lower. priced properties in Encinitas. CalHFA offers down payment assistance programs with various income limits, though the $142,506 median income here may exceed some program caps. San Diego County also provides assistance programs, but given Encinitas's premium pricing, these are most applicable to condos or townhomes under $1.5M.
For Encinitas homes around the $1.9M median price, expect to put down 15. 20% ($285,000. $380,000) for a jumbo loan. If you're buying a lower. priced property under the conforming limit of $1.1M, you can put down as little as 3. 5% with conventional financing. Larger down payments often secure better rates in this premium market.
For jumbo loans on typical Encinitas homes, you'll generally need a credit score of at least 700, with 720+ preferred for the best rates. If you're purchasing a lower. priced property with conventional financing, you can qualify with scores as low as 620. Given the premium price point and dual. income buyer profile here, most successful buyers have scores above 740.
Look for a lender experienced with jumbo loans and San Diego's premium coastal markets, as Encinitas properties often require specialized financing. Compare rates, but also evaluate their ability to close on time in competitive situations where you're likely bidding against other well. qualified buyers. A lender familiar with Encinitas's unique market dynamics can help you structure the strongest offer possible.
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