Mortgage broker serving Foster City, 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 Foster City buyers, we match your unique situation to the right program.
Foster City buyers face financing complexity with many properties exceeding the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Foster City 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 Foster City home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Foster City starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Foster City 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 Foster City 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 Foster City 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 Foster City home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Foster City prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Foster City.
Self-employed? Foster City bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Foster City properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Foster City buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Foster City buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Foster City moves. Purchase before your current home sells.
Entity financing for Foster City investors. Purchase in LLC for asset protection.
Foster City loans under $1.25M get conforming refinance rates. Best rates available.
Access Foster City home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Foster City homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Foster City veterans. Lower your rate without appraisal or income docs.
Foster City home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Foster City homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Foster City can use DSCR financing. Rental income qualifies the loan.
Foster City rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Foster City apartment buildings. Commercial rates for larger properties.
Hard money financing for Foster City 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 Foster City buyers with qualifying income.
CalHFA programs can help Foster City first-time buyers. Check income limits for eligibility.
Foster City family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Foster City. Family member income helps qualification.
Check Foster City 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
Foster City sits on the San Mateo Peninsula right on the bay, about 25 miles south of San Francisco. Population is 33,215, median household income $191,267. The homeownership rate here is 52.5%, which is actually low for a city this wealthy, and there's a reason for that. At $1.41M median home price, you're looking at jumbo loan territory across the board. This is tech money country, plain and simple. To qualify for a conventional jumbo at that price, you'll need household income around $350K minimum, plus 20% down, which means coming to the table with $280K cash.
The school district is a big part of why people stretch their budgets to buy here. Beach Park Elementary, Brewer Island Elementary, Foster City Elementary, and Audubon Elementary all serve the community, and the district consistently ranks among the top in San Mateo County. Bowditch Middle School feeds into San Mateo Union High School District. When you're paying $1.4M for a house, you're not just buying the property, you're buying into a school system that protects your investment. The families who buy here tend to be dual-income tech professionals who need top-rated schools and are willing to take on a $7,000+ monthly mortgage payment to get them. That's why over half the residents rent instead of own - the buy-in is just that high.
Here's the thing about Foster City - it's a master-planned community built in the 1960s around an extensive lagoon system, so the neighborhoods don't vary as much as you'd see in other cities. The Lagoon Area properties run around $1.4M and give you that waterfront lifestyle with access to the interconnected lagoons for kayaking and paddleboarding. Metro Center is the commercial hub with shopping and business districts, also hitting that $1.4M median. Most buyers here are using jumbo loans with 20-25% down, though some cash buyers from tech exits don't finance at all. The uniformity in pricing actually makes the financing decision simpler - you know what you're getting into, and you know you'll need serious income documentation to qualify.
The commute situation is what makes Foster City worth the price for tech workers. You're 31 minutes to San Francisco, 32 to Oakland, 38 to San Jose, and just 20 minutes to Palo Alto. That puts you in range of every major Bay Area tech hub without the San Francisco price tag or the South Bay sprawl. Local transit is available, but most buyers here are two-car households commuting to different job sites. When you're paying this much for housing, the ability to reach your $200K+ job in under 40 minutes is what justifies the mortgage payment. And that's the calculation most buyers make - trade up in housing costs to trade down in commute time.
Visa Inc. and Gilead Sciences are the major corporate anchors here, and that's not a coincidence. Foster City actively courted Fortune 500 companies, which means high-paying jobs within city limits. The San Mateo-Foster City School District and City of Foster City provide public sector employment, but the real economic driver is tech and biotech. Most homebuyers here work for one of the big employers locally or commute to another Bay Area tech company. Your lender is going to want to see W-2s showing stable six-figure income, and they'll scrutinize stock compensation since so many buyers here have RSUs as part of their total comp. Real talk - if your household isn't clearing $300K annually, you're going to struggle to qualify for what's available here.
Common questions from Foster City 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 Foster City 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 Foster City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Foster City buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Foster City 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 Foster City 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 Foster City families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Foster City properties fall within conforming limits, maximizing your financing options.
For Foster City'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 Foster City. 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 Foster City. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Foster City. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Foster City 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 Foster City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Foster City buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Foster City. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Foster City 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 Foster City 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 Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Foster City properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Foster City 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 Foster City 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 Foster City families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Foster City. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Foster City. 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 Foster City'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 Foster City is $1,250,000 for 2025. This high. balance limit reflects San Mateo County's premium housing market, though most homes in Foster City's $1.25M. $2M range will require either conforming or jumbo financing. FHA loans can work well for lower. priced condos or townhomes in the area if you're comfortable with the required mortgage insurance.
You'll likely need a jumbo loan for most single. family homes in Foster City, where the median price is $1.4M. Properties priced above the $1,250,000 conforming limit require jumbo financing, which typically means a larger down payment (often 10. 20%) and stricter credit requirements. For homes at or below $1.25M, you can use high. balance conforming loans with more flexible terms.
The 2025 loan limits for San Mateo County are $1,250,000 for conforming, FHA, and VA loans (2026 limits aren't yet announced but typically adjust in November). These high. balance limits apply countywide, reflecting the Bay Area's premium real estate market. Any home priced above $1,250,000 will require jumbo financing with its own set of requirements.
Yes, you can use a VA loan in Foster City with a limit of $1,250,000 and no down payment required for eligible veterans. This works well for condos and some townhomes, though most single. family homes exceed this limit and would require a jumbo VA loan with a down payment on the amount above $1,250,000. Foster City's veteran. friendly community and excellent schools make it popular with military families.
Our No Money Down program offers $0 down payment for qualified buyers, which can be particularly valuable in Foster City's premium market. CalHFA programs and San Mateo County's DALP (Down Payment Assistance Loan Program) may also be available for lower. priced properties, though income limits can be restrictive given the area's high median income of $191,267. Most buyers in this market are dual. income professionals who can manage conventional down payments but appreciate exploring all options.
For Foster City's median $1.4M home price, you'll typically need $140,000. $280,000 down (10. 20%) if using a jumbo loan. Conventional conforming loans on properties under $1,250,000 can go as low as 3. 5% down, and VA. eligible buyers can put $0 down up to the $1,250,000 limit. Your specific down payment depends on loan type, credit profile, and whether the property requires jumbo financing.
You'll want a credit score of at least 680. 700 to compete effectively in Foster City's premium market, especially for jumbo loans on properties above $1,250,000. While conventional loans can start at 620 and FHA at 580, the area's typical dual. income professional buyers usually have strong credit profiles in the 720+ range. Higher scores also help you secure better interest rates, which makes a significant difference on a $1.4M mortgage.
Choose a lender experienced with San Mateo County's premium market who can handle both high. balance conforming and jumbo loans efficiently. You'll want someone who understands Foster City's competitive environment, can pre. approve you quickly, and offers rate transparency across different loan products. Look for lenders with strong local references from recent buyers in the $1.25M. $2M range who can guide you through the specific challenges of this market.
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