Mortgage broker serving Fountain Valley, 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 Fountain Valley buyers, we match your unique situation to the right program.
Fountain Valley buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Fountain Valley 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 Fountain Valley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Fountain Valley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Fountain Valley 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 Fountain Valley 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 Fountain Valley 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 Fountain Valley home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Fountain Valley 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 Fountain Valley.
Self-employed? Fountain Valley bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Fountain Valley properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Fountain Valley buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Fountain Valley buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Fountain Valley moves. Purchase before your current home sells.
Entity financing for Fountain Valley investors. Purchase in LLC for asset protection.
Fountain Valley loans under $1.25M get conforming refinance rates. Best rates available.
Access Fountain Valley home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Fountain Valley homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Fountain Valley veterans. Lower your rate without appraisal or income docs.
Fountain Valley home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Fountain Valley homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Fountain Valley can use DSCR financing. Rental income qualifies the loan.
Fountain Valley rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Fountain Valley apartment buildings. Commercial rates for larger properties.
Hard money financing for Fountain Valley 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 Fountain Valley buyers with qualifying income.
CalHFA programs can help Fountain Valley first-time buyers. Check income limits for eligibility.
Fountain Valley family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Fountain Valley. Family member income helps qualification.
Check Fountain Valley 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
Fountain Valley sits in the heart of Orange County, population 56,754, with a median household income of $108,860. The homeownership rate is 65.9%, and here's what that tells you: this is an established community where people buy and stay. At $1.5M median home price, you're looking at a serious financial commitment, but you're also buying into one of the most stable residential markets in Orange County. A household pulling in $110K won't qualify for the median home here without significant down payment or dual incomes, but that's the Orange County reality.
The elementary schools here are a big part of why families stretch their budgets to buy in Fountain Valley. Gisler Robert Elementary, Ethan B. Allen, Courreges Roch, Plavan Urbain H., and Tamura Hisamatsu all serve the community, and parents consistently choose this city for the school district. When you're looking at a $1.5M mortgage, you want to know your kids are in good schools and that your property will hold value. The school quality here means resale is typically strong, which matters when you're financing a seven-figure purchase. Lenders look favorably on stable school districts because it correlates with stable property values, and that can affect your loan terms and appraisal.
Real talk: Fountain Valley is primarily single-family residential, and the pricing is consistent across the city at around $1.5M median. You're not going to find a fixer-upper for $800K or a starter condo for $500K like you might in other parts of California. Most buyers here are using conventional loans with 20% down, which means you need $300K liquid just to get in the door. Jumbo loans are common since you'll likely exceed the conforming loan limit of $766,550 for Orange County. The good news is that if you can afford the down payment, the market here doesn't swing wildly, so you're making a relatively safe bet compared to more volatile areas.
The location is honestly one of Fountain Valley's biggest selling points when you're weighing whether that mortgage payment makes sense. You're 13 minutes to Irvine, 27 minutes to Long Beach, 42 minutes to LA, 45 minutes to Santa Monica. That central Orange County position means you can work in any direction without a soul-crushing commute. If you're employed in Irvine's business corridor or the medical facilities in the area, you'll actually use that proximity daily, which justifies the higher home price. The commute factor directly impacts your quality of life and your ability to sustain a large mortgage payment over 30 years.
Orange Coast Memorial Medical Center is right here in Fountain Valley and represents the kind of stable employer that keeps the local economy steady. The area has some beer brewing companies and various businesses, though many residents commute to major employment centers in Irvine, Costa Mesa, and greater Orange County. The median household income of $108,860 reflects a mix of healthcare professionals, business managers, and dual-income families. When you're applying for a jumbo loan on a $1.5M property, lenders want to see stable employment, and the job diversity in Orange County generally supports that. The proximity to multiple job centers means if you lose a job in Irvine, you've got options in Long Beach or LA without having to sell and relocate.
Common questions from Fountain Valley 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 Fountain Valley 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 Fountain Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fountain Valley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Fountain Valley 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 Fountain Valley 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 Fountain Valley families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Fountain Valley properties fall within conforming limits, maximizing your financing options.
For Fountain Valley'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 Fountain Valley. 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 Fountain Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Fountain Valley. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Fountain Valley 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 Fountain Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fountain Valley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Fountain Valley. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Fountain Valley 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 Fountain Valley 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Fountain Valley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Fountain Valley 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 Fountain Valley 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 Fountain Valley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Fountain Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Fountain Valley. 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 Fountain Valley'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 Fountain Valley is $1,250,000 for 2025. This high. balance limit reflects Orange County's premium housing market and allows you to purchase most homes in the area with FHA's low 3.5% down payment option. Keep in mind that with median home prices around $1.5M, you'll need a jumbo loan for properties above this limit.
You'll likely need a jumbo loan for many Fountain Valley homes since the median price is $1.5M and the conforming loan limit is $1,250,000. Properties priced above $1.25M require jumbo financing, which typically means a larger down payment (usually 10. 20%) and slightly higher credit score requirements. For homes at or below the limit, you can take advantage of more flexible high. balance conforming loan options.
The 2026 loan limits for Orange County haven't been announced yet, but the current 2025 limits are $1,250,000 for conforming, FHA, and VA loans. These limits are typically adjusted annually based on home price trends, so they may increase for 2026. Contact us closer to the end of 2025 for updated 2026 limits as they're released by the Federal Housing Finance Agency.
Yes, eligible veterans and service members can use VA loans in Fountain Valley with the current limit of $1,250,000 with no down payment required. For homes priced above this limit, you can still use a VA loan but you'll need a down payment of 25% on the amount exceeding $1.25M. Given that many Fountain Valley homes are in the $1.25M. $2M range, this is a common scenario for VA buyers in the area.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible even in Fountain Valley's premium market. CalHFA offers down payment assistance programs with deferred. payment junior loans, and Orange County may have local programs for first. time buyers or specific professions. While DPA options are more limited at Fountain Valley's higher price points, they can be valuable for properties on the lower end of the market or for buyers with moderate incomes.
For a typical $1.5M Fountain Valley home, you'll need anywhere from 3.5% ($52,500) with FHA to 20% ($300,000) for conventional financing without PMI. If you're buying above the $1.25M conforming limit with a jumbo loan, most lenders require 10. 20% down depending on your credit profile. Many dual. income professionals upgrading to Fountain Valley use equity from their previous home to meet these down payment requirements.
You'll typically need a minimum credit score of 620. 640 for conventional loans in Fountain Valley, though jumbo loans for higher. priced properties often require 680. 700 or higher. FHA loans allow scores as low as 580 (or 500 with 10% down), but given the area's premium pricing, most buyers have stronger credit profiles. The better your credit score, the more favorable your interest rate will be, which makes a significant difference on loan amounts in the $1M+ range.
Look for a lender with strong experience in Orange County's premium market and expertise handling both high. balance conforming and jumbo loans common in Fountain Valley. You'll want someone who can clearly explain your options across the $1.25M loan limit threshold and provide competitive rates on larger loan amounts. Compare loan estimates from multiple lenders, but also consider their responsiveness and ability to close on time, which is crucial in Fountain Valley's competitive market.
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