Mortgage broker serving Escalon, 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 Escalon buyers, we match your unique situation to the right program.
Escalon buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Escalon 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 Escalon home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Escalon starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Escalon 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 Escalon 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 Escalon 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA is the go-to for Escalon buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Escalon. VA loans are the best deal for eligible veterans.
Nearly all Escalon homes qualify for conforming loans. Best rates available for qualified buyers.
Escalon buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Escalon buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Escalon areas. Check rural designation by address.
Bridge loans available for Escalon transitions. Finance new purchase before selling.
Entity purchase programs for Escalon. LLC financing for investment properties.
Escalon FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Escalon refinances qualify as conforming. Competitive rates with quick approval.
Escalon veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Escalon homeowners with equity. Access funds for any purpose.
Escalon owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Escalon homeowners. Lump sum with fixed monthly payments.
Escalon rental properties qualify with DSCR. No personal income verification needed.
Escalon renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Escalon commercial. Fast financing for competitive markets.
Apartment financing in Escalon. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Escalon buyers with qualifying income.
Escalon buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Escalon. City programs plus CalHFA can cover most down payment.
Grant programs for Escalon first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Escalon areas. Check rural designation by address.
Gift of equity for Escalon family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Escalon buyers qualify. Add parent income to yours.
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
Escalon sits in San Joaquin County, about 29 minutes east of Stockton in the Central Valley. Population is 7,456, median household income $82,563. The homeownership rate here is 72.9%, which tells you people buy here and stay. At $540K median home price, you're looking at typical Central Valley pricing, but here's the thing - with that $82K median income, local buyers can actually qualify without stretching to dangerous debt-to-income ratios. This is a small town where your mortgage payment won't eat your whole paycheck.
If you've got kids, the school ratings matter for both your daily life and your resale value down the road. Escalon Charter Academy and El Portal Middle both pull 7 ratings, while Van Allen Elementary and Dent Elementary sit at 6. Not elite numbers, but solid and stable for a small Central Valley town. That 72.9% homeownership rate means most of your neighbors are invested long-term, not renting short-term. When you're thinking about a 30-year mortgage, you want to know the schools won't tank your property value, and Escalon's held steady.
Where you buy in Escalon affects your loan options more than you'd think. Downtown Escalon runs $480K-$580K with older homes on tree-lined streets, perfect for conventional loans if you've got decent credit and 10-20% down. Fair Oaks is the pricier option at $520K-$620K with newer construction that appraises clean, which lenders love. Kinley Park sits at $500K-$600K with bigger lots that give you room to breathe, and conventional loans handle these well. Gleason Park is your entry point at $490K-$570K, established homes that work for FHA buyers who can swing 3.5% down. The price spread isn't huge across neighborhoods, which means you're really choosing lifestyle over stretching your budget.
Real talk, Escalon is 29 minutes from Stockton, which is where most people commute for work. Fresno is 115 minutes south if you've got business down there, but that's not a daily drive. The town doesn't sit on a major highway, which is exactly why it stays affordable compared to places right off I-5 or Highway 99. If you work in Stockton or can handle a reasonable commute to Modesto, you're trading a half-hour drive for a mortgage that doesn't require two tech salaries. Local transit exists but let's be honest, you'll need a car.
The job market here is more interesting than you'd expect for a town of 7,456. Tesla Gigafactory isn't in Escalon proper but it's close enough that people commute from here, and those are solid middle-class jobs that qualify for conventional mortgages. FedEx Ground and Walmart Distribution Center provide logistics work, Escalon Unified School District offers public sector stability. Valley Pacific Petroleum and Modesto Irrigation District round out the mix. The truth is, most buyers here either work locally in these industries or commute to Stockton or Modesto. That $82K median income tells you the job base is strong enough to support these home prices without everyone being house-poor.
Common questions from Escalon 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 Escalon 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 Escalon: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Escalon buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Escalon 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 Escalon 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 Escalon families purchase with minimal upfront cash.
2026 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Escalon properties fall within conforming limits, maximizing your financing options.
For Escalon'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 Escalon. 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 Escalon. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Escalon. 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 Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Escalon 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 Escalon: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Escalon buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Escalon. 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 Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Escalon 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 Escalon 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 Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Escalon properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Escalon 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 Escalon 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 Escalon families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Escalon. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Escalon. 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 Escalon'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 Escalon is $604,000 for 2025, which covers most homes in the area since the median price is around $540,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments. You'll only need 3.5% down with a credit score as low as 580, making homeownership very accessible in Escalon.
You won't need a jumbo loan for most homes in Escalon since the typical price range of $450,000 to $600,000 falls well below the conforming loan limit of $833,000. Even FHA's lower limit of $604,000 covers the majority of properties here. Jumbo loans are rarely necessary in this affordable San Joaquin County community.
For 2025, San Joaquin County's conforming and VA loan limit is $833,000, while the FHA limit is $604,000. These limits are expected to remain similar or increase slightly for 2026 based on home price trends. With Escalon's median home price at $540,000, you'll have plenty of financing options available.
Yes, VA loans work excellently in Escalon with a loan limit of $833,000, far above the typical home prices here. Veterans and active military can buy with $0 down, no PMI, and competitive rates on homes well into the $600,000+ range. VA loans are one of the best options available in this market if you're eligible.
Our No Money Down program offers $0 down payment for qualified buyers in Escalon, making homeownership immediately accessible. You can also explore CalHFA programs that provide up to 3.5% assistance, and San Joaquin County often has local DPA options that can be stacked together. With the median home price at $540,000, these programs can save you $15,000 to $20,000 or more in upfront costs.
You can buy a home in Escalon with as little as 3.5% down using an FHA loan (about $19,000 on a $540,000 home) or 3% down with a conventional 97 loan. VA. eligible buyers can purchase with $0 down, and our No Money Down program also offers zero down options for qualified buyers. Many first. time buyers in Escalon successfully use down payment assistance to reduce or eliminate their upfront costs.
You can qualify for an FHA loan in Escalon with a credit score as low as 580, which is perfect for credit rebuilders and first. time buyers. Conventional loans typically require a 620 minimum, while VA loans often accept scores around 580. 600. Given Escalon's affordable market and strong DPA options, don't let a modest credit score stop you from exploring homeownership.
Look for a lender experienced with Escalon's market who understands FHA, VA, and down payment assistance programs popular with first. time buyers here. They should offer competitive rates, explain all your $0 to 3.5% down options clearly, and have strong local knowledge of San Joaquin County programs. Ask about their timeline, fees, and whether they can stack DPA programs to maximize your savings on a typical $450,000 to $600,000 home.
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