Mortgage broker serving Escondido, 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 Escondido buyers, we match your unique situation to the right program.
The Escondido market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Escondido 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 Escondido home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Escondido starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Escondido 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 Escondido 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 Escondido 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 Escondido buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Escondido. Low down payment gets you into most properties here.
$0 down for Escondido veterans. VA loans cover all properties with no PMI required.
Escondido business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Escondido. State assistance helps with down payment and closing costs.
Premium Escondido homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Escondido sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Escondido investors. Buy rentals in entity names.
Conforming refinance for Escondido homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Escondido. Easiest way to lower your existing FHA rate.
VA streamline refi for Escondido veterans. Fastest way to reduce your mortgage payment.
Turn Escondido home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Escondido homeowners. Access equity without replacing first mortgage.
Escondido owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Escondido investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Escondido projects. Short-term financing for value-add investments.
Multifamily options for Escondido investors. Finance apartment buildings with commercial loans.
Escondido 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 Escondido buyers with qualifying income.
CalHFA programs popular in Escondido. State assistance helps with down payment and closing costs.
Escondido has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Escondido buyers. Down payment assistance with no repayment.
Escondido family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Escondido 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
Escondido sits in North County San Diego, about 30 miles inland from the coast. Population is 151,114, median household income $77,554. The homeownership rate here is 51.8%, which is actually pretty good for San Diego County where most coastal cities run closer to 40%. At $821K median home price, you're paying a premium compared to the Inland Empire, but you're getting San Diego addresses and school districts without the $1.2M+ price tags you'll find in Carlsbad or Del Mar. For a household pulling in $75-80K, you're looking at FHA or conventional loans with significant down payments, or you're partnering up with another income to make the numbers work.
The school situation here is mixed, which is typical for a city this size. Reidy Creek Elementary and Bernardo Elementary serve established neighborhoods and pull decent ratings. Quantum Academy and Classical Academy are charter options that families specifically move here to access. L. R. Green Elementary rounds out the elementary choices. The thing about Escondido schools is they're not Poway or Rancho Santa Fe, but they're solid enough that families buy here and stay. When you're comparing a $821K home in Escondido to a $1.1M home in Poway for marginally better test scores, a lot of buyers decide that extra $280K is better spent on a lower mortgage payment or saved for college.
Downtown Escondido runs right around that $821K median, and you're getting walkability to Grand Avenue's restaurants and the California Center for the Arts. Older homes, some renovated, some not. Conventional loans dominate here, and you'll want a solid inspection because housing stock varies wildly in condition. Felicita sits on the west side near Felicita Park, also tracking around $821K, more suburban feel with families. East Valley covers the eastern residential areas, same price point, bigger lots in some pockets. Here's the thing: Escondido doesn't have the dramatic price spread you see in coastal cities. You're not finding $500K starter homes versus $2M estates. It's mostly middle-class housing stock in the $700K-$950K range, which means your loan amount and monthly payment won't vary dramatically based on which neighborhood you pick.
You're 34 minutes to downtown San Diego, 39 minutes to La Jolla on a decent traffic day. That's the trade you're making: inland heat and distance from the beach in exchange for a home price that's $300K-$400K less than coastal North County. The Escondido Transit Center connects you to regional transit if you're trying to avoid the commute grind. Most buyers here either work locally at Palomar Health or the school district, or they've accepted the drive to San Diego proper. If you're commuting daily to downtown San Diego, run the math on gas and time versus just buying closer. But if you work from home a few days a week or have a local job, that $821K gets you a real house with a yard instead of a condo in Hillcrest.
Escondido Union School District and Palomar Health are the big employers, which gives the city a stable economic base. City of Escondido provides public sector jobs, and Stone Brewing puts Escondido on the craft beer map while employing a decent number of people. The job market here is service-oriented, education, healthcare, and local government. You're not going to find the biotech salaries of Sorrento Valley or the defense contractor jobs of Poway. Most buyers financing homes here are dual-income households combining public sector stability with private sector wages, or they're commuting to higher-paying jobs elsewhere in the county. The median income of $77,554 tells you this is working-class and middle-class San Diego, not the wealth you see closer to the coast.
Common questions from Escondido 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 Escondido 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 Escondido: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Escondido buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Escondido 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 Escondido 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 Escondido 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 Escondido properties fall within conforming limits, maximizing your financing options.
For Escondido'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 Escondido. 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 Escondido. 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 Escondido. 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 Escondido 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 Escondido: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Escondido buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Escondido. 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 Escondido 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 Escondido 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 Escondido properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Escondido 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 Escondido 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 Escondido families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Escondido. 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 Escondido. 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 Escondido'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 Escondido is $1,010,000 for 2025, which covers most homes in the area since the median price is around $821K. This higher limit makes FHA loans a strong option for first. time buyers and those with smaller down payments in San Diego County. You'll need a minimum 3.5% down payment and a credit score of at least 580 to qualify.
Most buyers in Escondido won't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $821K. You'll only need a jumbo loan if you're purchasing a home above $1.1 million. The majority of homes in Escondido fall comfortably within conventional, FHA, and VA loan limits.
For 2026, San Diego County loan limits are $1,100,000 for conforming loans, $1,010,000 for FHA loans, and $1,100,000 for VA loans. These limits apply throughout the county, including Escondido, and are significantly higher than the national baseline due to the area's housing costs. These limits are typically announced in late 2025 and may be adjusted based on home price trends.
Yes, VA loans are very competitive in Escondido with a loan limit of $1,100,000, which covers the vast majority of homes in the area. VA loans offer 0% down payment, no PMI, and competitive rates for eligible veterans and service members. With the median home price at $821K, most Escondido properties are well within VA loan limits.
Our No Money Down program offers $0 down payment for qualified buyers in Escondido. Additionally, CalHFA provides down payment assistance programs with options like the MyHome Assistance Program offering 3.5% in deferred. payment junior loans, and San Diego County may offer local first. time homebuyer grants. These programs can be combined with FHA, conventional, or VA loans to make homeownership more accessible in this middle. tier market.
Down payment requirements in Escondido vary by loan type: conventional loans can go as low as 3% ($24,630 on an $821K home), FHA requires 3.5%, and VA or USDA loans offer 0% down for eligible buyers. With the median home price at $821K, many buyers put down 5. 10% to balance monthly payments with upfront costs. Down payment assistance programs can help reduce or eliminate your out. of. pocket costs.
Most lenders in Escondido require a minimum credit score of 620 for conventional loans, though FHA loans accept scores as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K. $900K range, aim for a score of 680 or higher. VA loans are more flexible with credit requirements, and some portfolio lenders may work with lower scores depending on your overall financial profile.
Choose a lender experienced with Escondido's middle. tier market who can compare conventional, FHA, and VA options for homes in the $600K. $900K range. Look for competitive rates, transparent fees, and strong communication throughout the process. A local lender familiar with San Diego County programs and quick closings can give you an edge in Escondido's balanced market where both first. time and move. up buyers compete.
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