Mortgage broker serving Fullerton, 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 Fullerton buyers, we match your unique situation to the right program.
Fullerton buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Fullerton 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 Fullerton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Fullerton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Fullerton 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 Fullerton 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 Fullerton 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 Fullerton home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Fullerton homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Fullerton with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Fullerton first-timers. 3.5% down, 580 credit minimum.
Higher-end Fullerton properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Fullerton's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Fullerton buyers.
Bridge loans help Fullerton buyers compete. Make non-contingent offers while selling current home.
Fullerton investment properties in LLC. Entity financing available for investors.
Most Fullerton mortgages qualify for conforming refinance. Lower your rate under the limit.
Fullerton homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Fullerton refinance with VA IRRRL. No appraisal, no income verification.
Fullerton HELOC options for home equity access. Credit line with variable rate draw period.
Fullerton FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Fullerton. Fixed payments unlike variable HELOC.
Fullerton rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Fullerton use fix-and-flip financing. Purchase plus rehab in one loan.
Fullerton apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Fullerton. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Fullerton buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Fullerton buyers.
Local Fullerton DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Fullerton buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Fullerton family purchases. Parents selling to children at discount.
Fullerton buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Fullerton sits in northern Orange County, population 142,280, median household income $99,279. At $1,057,500 median home price, you're paying for Orange County schools and location without the coastal premium. The homeownership rate is 51.6%, lower than state average, which tells you this is a competitive market where buyers need strong financing. If you're earning close to six figures and can scrape together a 10-20% down payment, Fullerton gets you into Orange County with reasonable commutes to LA, Irvine, and Long Beach.
The schools here are a major reason people stretch their budgets to buy in Fullerton. Troy High pulls a 9 rating and consistently ranks among California's best public schools. Sunny Hills High gets an 8, Robert C. Fisler Elementary an 8, Beechwood Elementary a 7. These aren't just numbers on a website - they're why homes in the Sunny Hills attendance zone command $1.2M-$2.5M and why families will choose a smaller house here over more space in a neighboring city. When you're looking at a $1M+ mortgage, knowing your kids can walk to a top-rated school without private tuition makes the payment easier to justify. Strong schools also mean strong resale value when you eventually sell.
Where you buy in Fullerton determines whether you're looking at conventional, jumbo, or creative financing. Downtown Fullerton runs $800K-$1.3M with a mix of condos and vintage homes - the condos can work with conventional loans and lower down payments, making this the entry point for younger buyers who want walkability and nightlife. Sunny Hills is the prestige play at $1.2M-$2.5M, large custom homes on hillside lots with those school ratings driving prices - you're looking at jumbo loans here and likely need 20% down to compete. West Fullerton offers the best value for families at $900K-$1.4M, ranch-style homes with yards where conventional loans work if you're right around that $99K median income. Amerige Heights splits the difference at $950K-$1.6M with character homes, Craftsmans and Spanish Revivals that appeal to buyers who want charm and walkability to downtown but need more space than a condo.
Here's where Fullerton earns its price tag. You're 38 minutes to LA, 27 minutes to Irvine, 31 minutes to Long Beach, 52 minutes to Santa Monica on decent traffic days. That central Orange County location means you can work in multiple job centers without a soul-crushing commute. The Fullerton Transportation Center is a real asset - Amtrak and Metrolink connect you to LA and San Diego if you don't want to drive every day. For dual-income households where one person works in LA and the other in Orange County, Fullerton's geography makes it work. The commute flexibility is why buyers will pay $1M here instead of $700K in the Inland Empire.
The employment base here is diverse and stable, which matters when you're taking on a million-dollar mortgage. Cal State Fullerton is the anchor with over 3,000 employees, St. Jude Medical Center adds healthcare jobs, and Fullerton College provides more education sector stability. Raytheon Technologies and Beckman Coulter bring high-paying engineering and tech positions - these are the buyers competing for homes in Sunny Hills. City of Fullerton itself is a steady employer. But real talk, most Fullerton buyers commute out to jobs in Irvine, Anaheim, or LA. The job mix supports the income levels you need to afford these prices, and lenders like seeing employment diversity when they're underwriting your loan.
Common questions from Fullerton 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 Fullerton 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 Fullerton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fullerton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Fullerton 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 Fullerton 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 Fullerton 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 Fullerton properties fall within conforming limits, maximizing your financing options.
For Fullerton'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 Fullerton. 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 Fullerton. 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 Fullerton. 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 Fullerton 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 Fullerton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Fullerton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Fullerton. 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 Fullerton 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 Fullerton 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 Fullerton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Fullerton 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 Fullerton 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 Fullerton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Fullerton. 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 Fullerton. 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 Fullerton'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 Fullerton is $1,250,000 for 2025. This higher limit reflects Orange County's elevated home prices and covers most properties in Fullerton's market, where the median home price is around $1.1M. FHA loans require just 3.5% down with a credit score of 580 or higher.
Most Fullerton homes don't require a jumbo loan since the conforming limit is $1,250,000 and the median home price is $1.1M. However, if you're looking at properties above $1.25M, you'll need jumbo financing, which typically requires 10. 20% down and stronger credit. About 15. 20% of Fullerton buyers end up needing jumbo loans for higher. priced properties.
For 2026, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits also at $1,250,000. These limits are reviewed annually and may adjust based on home price trends. Orange County qualifies as a high. cost area, which is why the limits are significantly higher than the national baseline of $832,750.
Yes, VA loans are available in Fullerton with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This covers most homes in Fullerton's market, where the median price is $1.1M. VA loans don't require mortgage insurance and often offer the most competitive rates available.
Our No Money Down program offers $0 down payment for qualified buyers in Fullerton. Additionally, CalHFA provides down payment assistance grants and deferred. payment junior loans for first. time buyers, and Orange County may offer local programs for eligible households. These programs can be especially helpful in Fullerton's upper. middle market where median home prices reach $1.1M.
Down payment requirements in Fullerton vary by loan type: conventional loans typically need 3. 5% ($33K. $55K on a $1.1M home), FHA requires 3.5% ($38.5K), and VA or USDA offer $0 down for eligible buyers. If you're buying above the $1.25M conforming limit, jumbo loans usually require 10. 20% down.
Most Fullerton buyers need a credit score of at least 620 for conventional loans, though 680+ gets you better rates in this price range. FHA loans accept scores as low as 580 with 3.5% down, while VA loans are often approved with scores around 620. For jumbo loans above $1.25M, you'll typically need 700 or higher.
Look for a lender experienced with Fullerton's upper. middle market who can handle both conforming loans up to $1.25M and jumbo financing when needed. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with first. time jumbo borrowers since many Fullerton buyers fall into this category. A lender familiar with Orange County's competitive market can help you close quickly and confidently.
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