Mortgage broker serving Folsom, 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 Folsom buyers, we match your unique situation to the right program.
With prices approaching $833K, Folsom buyers benefit from strategic conforming vs jumbo analysis.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Folsom 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 Folsom home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Folsom starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Folsom 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 Folsom 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 Folsom 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: $832,750 |
| 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 $832,750 |
| 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 Folsom buyers. Most homes under $833K with competitive rates.
Strong FHA option in Folsom. Low down payment gets you into most properties here.
$0 down for Folsom veterans. VA loans cover all properties with no PMI required.
Folsom business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Folsom. State assistance helps with down payment and closing costs.
Premium Folsom homes over $833K require jumbo loans. Less common but available for luxury properties.
Folsom sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Folsom investors. Buy rentals in entity names.
Conforming refinance for Folsom homeowners. Best rates for loans under $833K.
FHA streamline refinance for Folsom. Easiest way to lower your existing FHA rate.
VA streamline refi for Folsom veterans. Fastest way to reduce your mortgage payment.
Turn Folsom home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Folsom homeowners. Access equity without replacing first mortgage.
Folsom owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Folsom investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Folsom projects. Short-term financing for value-add investments.
Multifamily options for Folsom investors. Finance apartment buildings with commercial loans.
Folsom 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 Folsom buyers with qualifying income.
CalHFA programs popular in Folsom. State assistance helps with down payment and closing costs.
Folsom has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Folsom buyers. Down payment assistance with no repayment.
Folsom family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Folsom 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
Folsom sits about 25 miles northeast of Sacramento in the Sierra foothills. Population is 81,077, median household income $134,935. The homeownership rate here is 69.2%, and at $765K median home price, you're looking at a market that reflects the area's strong employment base and school quality. A household earning $135K can realistically qualify for a home here with conventional financing, but you'll need solid income documentation and decent reserves. This isn't entry-level California real estate, but it's stable and holds value.
The school situation is a major reason buyers pay Folsom prices. Empire Oaks Elementary, Russell Ranch Elementary, Mangini Ranch, Sandra J. Gallardo Elementary, and Oak Chan Elementary all serve different neighborhoods, and the Folsom Cordova Unified School District overall pulls strong ratings. When you're financing a $765K purchase, you want to know the schools will support resale value if life changes in five years. Families buying here aren't just paying for square footage, they're paying for a district that keeps property values stable. The 69.2% homeownership rate tells you most neighbors are invested long-term, not renting short-term.
Where you buy in Folsom affects your lifestyle but not your price much since everything hovers around $765K. Historic Folsom gives you the original downtown with Gold Rush era buildings along Sutter Street, walkable shops and restaurants, older homes with character. Conventional loans work fine here, but you might deal with older systems and deferred maintenance that affects appraisal. Folsom Ranch is the big master-planned community on the east side with newer construction, parks, HOAs, and modern floor plans. Lenders love newer builds because appraisals come in clean. Empire Ranch in south Folsom offers another master-planned option with shopping and recreation built in. If you're stretching to qualify at $765K, newer construction in Folsom Ranch or Empire Ranch means fewer surprise repair costs in year one.
The commute to Sacramento runs about 29 minutes, Roseville about 27 minutes. That's reasonable for a suburban location with good schools and newer housing stock. You're close enough to the state capital job market without paying downtown Sacramento prices or dealing with urban density. Local transit exists but most buyers here are two-car households. The short commute is part of why Folsom holds value. You're not trading hours of your life for affordability like some exurban markets.
Intel Corporation is the big name here and employs a significant chunk of the local workforce in high-paying tech jobs. Folsom Cordova Unified School District provides stable public sector employment. The California Department of Corrections runs Folsom State Prison, which adds more public sector jobs. Mercy Hospital of Folsom and the City of Folsom itself round out the major employers. Here's the thing: that $134,935 median household income doesn't happen by accident. The job mix skews toward tech, education, healthcare, and government, all of which tend to offer steady W-2 income that mortgage underwriters love. If you're self-employed or commission-based, you'll need two years of solid tax returns to compete at this price point.
Common questions from Folsom 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 Folsom 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 Folsom: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Folsom buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Folsom 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 Folsom 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 Folsom families purchase with minimal upfront cash.
2026 Sacramento County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Folsom properties fall within conforming limits, maximizing your financing options.
For Folsom'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 Folsom. 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 Folsom. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sacramento County, and structure your purchase to minimize upfront costs.
You still have options in Folsom. 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 Sacramento County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Folsom 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 Folsom: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Folsom buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Folsom. 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 Sacramento County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Folsom 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 Folsom 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 Sacramento County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Folsom properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Folsom 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 Folsom 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 Folsom families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Folsom. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sacramento County, and structure your purchase to minimize upfront costs.
You still have options in Folsom. 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 Folsom'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 Folsom is $765,000 for 2026. This covers most homes in the area since the median home price is around $765K, making FHA loans a competitive option for many buyers. If you're looking at homes above this amount, you'll need to consider conventional financing or come up with a larger down payment.
Most buyers in Folsom won't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $765K. You'll only need a jumbo loan if you're purchasing a home above $833,000. The majority of homes in Folsom's $600K. $900K range can be financed with conventional, FHA, or VA loans.
For 2026 in Sacramento County, the conforming loan limit is $833,000, the FHA limit is $765,000, and the VA limit is $833,000. These limits apply to Folsom and cover most of the housing inventory in the area. Homes priced above $833,000 will require jumbo financing.
Yes, VA loans are very competitive in Folsom with a loan limit of $833,000, which covers the vast majority of homes in the area. VA loans offer excellent benefits including no down payment and no mortgage insurance, making them ideal for eligible veterans and service members. With the median home price at $765K, most properties fall well within the VA limit.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in Folsom's competitive market. Additionally, CalHFA offers down payment assistance programs with grants and deferred loans, and Sacramento County provides local assistance programs for first. time and moderate. income buyers. These programs can be particularly helpful in Folsom where the median home price is $765K.
Down payment requirements in Folsom vary by loan type. Conventional loans typically require 3. 5% down ($22,950. $38,250 on a $765K home), FHA loans need 3.5% ($26,775), and VA loans offer $0 down for eligible veterans. With the median home price at $765K, many buyers also explore down payment assistance programs to reduce their upfront costs.
Most lenders require a minimum credit score of 620 for conventional loans in Folsom, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on Folsom's median. priced $765K homes, aim for a score of 680 or higher. VA loans are also flexible with credit requirements, often accepting scores around 580. 620.
Choose a lender with strong experience in Folsom's $600K. $900K market who can offer competitive rates on conforming, FHA, and VA loans. Look for someone who understands Sacramento County's down payment assistance programs and can guide you through options for your specific situation. Compare rates, fees, and responsiveness from multiple lenders, and ask about their typical closing times and local market knowledge.
Fill out the form below and we'll reach out to discuss your Folsom mortgage options.
We respond within 24 hours
