Mortgage broker serving Fillmore, 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 Fillmore buyers, we match your unique situation to the right program.
Fillmore 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 Fillmore 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 Fillmore home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Fillmore starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Fillmore 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 Fillmore 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 Fillmore 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 Fillmore buyers. Most homes under $1.03M with competitive rates.
Strong FHA option in Fillmore. Low down payment gets you into most properties here.
$0 down for Fillmore veterans. VA loans cover all properties with no PMI required.
Fillmore business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Fillmore. State assistance helps with down payment and closing costs.
Premium Fillmore homes over $1.03M require jumbo loans. Less common but available for luxury properties.
Fillmore sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Fillmore investors. Buy rentals in entity names.
Conforming refinance for Fillmore homeowners. Best rates for loans under $1.03M.
FHA streamline refinance for Fillmore. Easiest way to lower your existing FHA rate.
VA streamline refi for Fillmore veterans. Fastest way to reduce your mortgage payment.
Turn Fillmore home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Fillmore homeowners. Access equity without replacing first mortgage.
Fillmore owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Fillmore investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Fillmore projects. Short-term financing for value-add investments.
Multifamily options for Fillmore investors. Finance apartment buildings with commercial loans.
Fillmore 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 Fillmore buyers with qualifying income.
CalHFA programs popular in Fillmore. State assistance helps with down payment and closing costs.
Fillmore has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Fillmore buyers. Down payment assistance with no repayment.
Fillmore family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Fillmore 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
Fillmore sits in Ventura County's Heritage Valley, about an hour north of LA and tucked between the Los Padres National Forest and agricultural land. Population is 16,455, median household income $85,255. The homeownership rate here is 62.3%, right in line with California's average, and the median home price of $705K reflects something important: this is one of the last small-town communities in Ventura County where you can still find single-family homes under $750K. For a household pulling in $85K, you're looking at conventional financing with 10-15% down to make the numbers work, but you're buying into a genuine community that hasn't been swallowed by suburban sprawl.
If you've got kids or plan to, the school ratings matter for both your daily life and your resale value down the line. Mountain Vista Elementary pulls an 8, Fillmore Middle a 7, San Cayetano Elementary a 7, and Fillmore High a 6. These aren't the scores you'll see in Thousand Oaks, but they're solid and the district is stable. The thing about Fillmore is that families who buy here tend to stay put, which means your neighbors are invested in keeping the schools and community strong. When you're talking to a lender about your DTI ratio and wondering if you can stretch for a $750K home, remember that stable schools help protect your property value over the 30-year life of that mortgage.
Where you buy in Fillmore directly affects your loan structure and monthly payment. Downtown Fillmore runs $650K-$750K, featuring those vintage homes with character and walkability to local shops and the railway. Conventional loans with 10-15% down work well here if you've got decent credit. Central Avenue Corridor sits in the same range, $650K-$800K, mix of ranch-style and newer builds near schools, good for FHA if you're a first-timer with only 3.5% down. Sespe Creek Area pushes $700K-$850K with newer construction and mountain views, attracting families who can handle conventional financing on the higher end. Mountain View Estates is where you hit $800K-$1.2M for custom homes on bigger lots, and you're looking at jumbo territory once you cross $766,550, which means stricter credit requirements and larger down payments. The spread between Downtown and Mountain View is half a million bucks, so know your budget before you fall in love with a view.
The commute to LA runs about 64 minutes on a good day, Santa Monica 59 minutes, but Long Beach stretches to 82 and Irvine hits 106. You're taking Highway 126 west to connect to the 101 or east toward I-5, and there's no quick freeway access like you'd have in Simi Valley or Camarillo. Here's the thing: that drive is exactly why Fillmore stays at $705K median while coastal Ventura County pushes past a million. If you work remotely or locally, you're getting Ventura County quality of life without Ventura County mortgage payments. If you commute daily, you're trading windshield time for equity you can actually build on an $85K income.
Fillmore Unified School District is the largest employer, followed by the City of Fillmore and Ventura County Government, which gives the area that public sector stability lenders like to see on your W-2. Limoneira Company represents the agricultural heritage here, citrus and avocados, and Fillmore & Western Railway adds tourism jobs. Sespe Consulting brings some private sector diversity. The job market isn't huge, so most buyers either work locally in education, government, or ag, or they're commuting to Thousand Oaks, Ventura, or the San Fernando Valley. When you're applying for a mortgage, that commute matters because lenders want to know your job is stable and your income can handle the payment plus gas and car maintenance for 60-90 minutes each way.
Common questions from Fillmore 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 Fillmore 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 Fillmore: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fillmore buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Fillmore 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 Fillmore 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 Fillmore families purchase with minimal upfront cash.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Fillmore properties fall within conforming limits, maximizing your financing options.
For Fillmore'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 Fillmore. 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 Fillmore. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Fillmore. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Fillmore 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 Fillmore: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fillmore buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Fillmore. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Fillmore 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 Fillmore 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 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Fillmore properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Fillmore 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 Fillmore 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 Fillmore families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Fillmore. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Fillmore. 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 Fillmore'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 Fillmore is $978,000 for 2025, which covers most homes in the area since the median price is around $705,000. This makes FHA loans a popular choice for first. time buyers and those with smaller down payments in Ventura County. You'll need a minimum 3.5% down payment and a credit score of at least 580 to qualify.
Most buyers in Fillmore won't need a jumbo loan since the conforming loan limit is $1.03 million and the median home price is $705,000. Only homes priced above $1.03 million would require a jumbo loan, which represents a smaller portion of Fillmore's housing market. You'll find plenty of financing options with conventional, FHA, or VA loans for typical Fillmore properties.
For 2025, Ventura County's conforming loan limit is $1.03 million, the FHA limit is $978,000, and the VA loan limit is $1.03 million. These limits are typically announced in late fall for the following year, so 2026 limits aren't yet available. Current limits cover the vast majority of homes in Fillmore and throughout Ventura County.
Yes, VA loans are very competitive in Fillmore with a loan limit of $1.03 million, which covers virtually all homes in the area. Eligible veterans and service members can purchase with $0 down and no mortgage insurance, making it one of the best financing options available. With Fillmore's median home price at $705,000, VA loans provide excellent purchasing power for qualified buyers.
Our No Money Down program offers $0 down payment for qualified buyers in Fillmore, making homeownership more accessible. Additionally, CalHFA offers down payment assistance programs with grants and deferred. payment junior loans, and Ventura County may have local programs for first. time buyers. These programs can be combined with FHA, conventional, or VA loans depending on your situation.
Down payment requirements in Fillmore vary by loan type: conventional loans start at 3% ($21,150 on a $705,000 home), FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. With the median home price around $705,000, you'll want to explore down payment assistance programs to reduce your upfront costs. Many Fillmore buyers use a combination of savings and assistance programs to reach their down payment goals.
Most lenders require a minimum credit score of 620 for conventional loans in Fillmore, while FHA loans accept scores as low as 580 (or even 500 with 10% down). VA loans typically require around 580. 620 depending on the lender. With Fillmore's median home price at $705,000, having a higher credit score will help you secure better interest rates and lower monthly payments.
Look for a lender with strong experience in Fillmore and Ventura County who understands the local market and can close on time. Compare rates, fees, and loan programs, but also consider responsiveness and whether they offer the specific programs you need like FHA, VA, or down payment assistance. A knowledgeable local lender can help you navigate Fillmore's balanced market and find the best financing for homes in the $600K. $900K range.
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