Mortgage broker serving Garden Grove, 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 Garden Grove buyers, we match your unique situation to the right program.
Garden Grove 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 Garden Grove 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 Garden Grove home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Garden Grove starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Garden Grove 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 Garden Grove 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 Garden Grove homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | Any buyer - grant covers FHA or Conventional down payment, forgiven after 6 payments |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Garden Grove homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Garden Grove with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Garden Grove first-timers. 3.5% down, 580 credit minimum.
Higher-end Garden Grove properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Garden Grove's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Garden Grove buyers.
Bridge loans help Garden Grove buyers compete. Make non-contingent offers while selling current home.
Garden Grove investment properties in LLC. Entity financing available for investors.
Most Garden Grove mortgages qualify for conforming refinance. Lower your rate under the limit.
Garden Grove homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Garden Grove refinance with VA IRRRL. No appraisal, no income verification.
Garden Grove HELOC options for home equity access. Credit line with variable rate draw period.
Garden Grove FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Garden Grove. Fixed payments unlike variable HELOC.
Garden Grove rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Garden Grove use fix-and-flip financing. Purchase plus rehab in one loan.
Garden Grove apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Garden Grove. 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 Garden Grove buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Garden Grove buyers.
Local Garden Grove DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Garden Grove buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Garden Grove family purchases. Parents selling to children at discount.
Garden Grove 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
Garden Grove sits right in the heart of Orange County, population 171,637, with a median household income of $86,139. The homeownership rate is 54%, which is actually below the state average, and here's why that matters: at $954K median home price, you're looking at Orange County pricing without the beach premium. This is one of the more accessible entry points into OC if you can swing a $190K down payment for conventional financing, or you're willing to explore jumbo loan territory with strong income documentation.
The school ratings here are mixed, which directly affects what you'll pay block by block. Loyal Barker Elementary and A. J. Cook Elementary serve different neighborhoods, and parents do their homework before they buy. Patton, Faylane, and Merton E. Hill Elementary round out the options. Garden Grove Unified is the largest employer in the city, so the district has institutional stability even if test scores aren't competing with Irvine. If you're buying with kids, your lender will want to see that you've factored in private school costs if that's your plan, because it affects your debt-to-income ratio. The truth is, families who buy here often prioritize location and price over school rankings, banking on the fact that Orange County addresses still carry weight for resale.
Garden Grove doesn't break down into wildly different price tiers like some OC cities. West Garden Grove runs around $954K and covers the western residential areas with a mix of older single-family homes and some updated properties. Downtown Garden Grove, centered on the historic Main Street corridor, hits that same $954K median with a blend of civic character and walkable commercial strips. Real talk: you're not finding fixer-uppers for $600K here anymore. Most buyers are using conventional loans with 20% down if they can, or they're stretching into jumbo territory if the property pushes past conforming limits. FHA loans are tougher at this price point because you'll need $86K+ household income just to qualify, and that's before property taxes and HOA fees if applicable.
Garden Grove's central Orange County location is a huge part of its value proposition. You're 20 minutes to Irvine, 30 minutes to Long Beach, 45 minutes to LA, and 48 minutes to Santa Monica when traffic cooperates. That commute flexibility matters because it opens up job markets across the basin without the brutal daily grind. Local transit exists but let's be honest, most people here drive. The lack of major highway names in the data doesn't mean you're isolated. You've got access to the 22, 405, and 5 freeways within minutes. If you work in Irvine or anywhere in central OC, your commute is manageable, and that's why people will pay $954K for a home that might cost $650K in Riverside County.
Garden Grove Unified School District is the top employer, followed by Prime Healthcare, the City of Garden Grove itself, and Garden Grove Hospital and Medical Center. That's a stable mix of public sector and healthcare jobs, which matters for mortgage approval because lenders love verifiable W-2 income from established employers. The local economy isn't flashy tech like Irvine, but it's steady, and that employment base keeps the housing market from wild swings. Most buyers here work somewhere in the broader Orange County job market. If you're self-employed or commission-based, expect your lender to dig deeper into your income documentation at this price point, because you'll need to prove you can handle a $5,000+ monthly mortgage payment.
Common questions from Garden Grove 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 Garden Grove 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 Garden Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Garden Grove buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Garden Grove 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 Garden Grove 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 Garden Grove 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 Garden Grove properties fall within conforming limits, maximizing your financing options.
For Garden Grove'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 Garden Grove. 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 Garden Grove. 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 Garden Grove. 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 Garden Grove 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 Garden Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Garden Grove buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Garden Grove. 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 Garden Grove 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 Garden Grove 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 Garden Grove properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Garden Grove 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 Garden Grove 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 Garden Grove families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Garden Grove. 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 Garden Grove. 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 Garden Grove'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 Garden Grove is $1,250,000 for 2025. This higher limit applies to all of Orange County and covers most homes in Garden Grove's market, where the median price is around $954,000. FHA loans require just 3.5% down with a credit score of 580 or higher.
Most Garden Grove buyers won't need a jumbo loan since the conforming limit is $1,250,000 and the median home price is $954,000. However, if you're looking at properties above $1.25 million, you'll need jumbo financing. About 15. 20% of homes in this market fall into the jumbo range.
For 2025, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are typically announced in November for the following year, so 2026 limits aren't yet available. Orange County consistently qualifies as a high. cost area with elevated loan limits.
Yes, VA loans are available in Garden Grove with a loan limit of $1,250,000 for 2025. This covers most homes in the area since the median price is $954,000, and you can buy with $0 down if you're an eligible veteran or service member. VA loans don't require mortgage insurance, which saves you money monthly.
Our No Money Down program offers $0 down payment for qualified buyers in Garden Grove. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering 3.5% or up to $30,000. Orange County also offers programs for first. time buyers and essential workers, though availability varies based on income limits around $86,000 median.
Down payments in Garden Grove typically range from 3% to 20% depending on your loan type. For the median $954,000 home, that's $28,620 to $190,800, though FHA requires just 3.5% ($33,390) and VA or USDA loans can offer $0 down. Conventional loans with less than 20% down require PMI until you reach 20% equity.
Most lenders require a minimum credit score of 620 for conventional loans in Garden Grove, while FHA loans accept scores as low as 580 (or even 500 with 10% down). For the best rates on homes in the $900K. $1.25M range, you'll want a score of 740 or higher. Many Garden Grove buyers are established professionals with strong credit profiles.
Look for a lender experienced with Garden Grove's upper. middle market and comfortable handling loan amounts near $1 million. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with the specific loan type you need. A local lender familiar with Orange County can often navigate appraisals and processing more smoothly than national banks.
Fill out the form below and we'll reach out to discuss your Garden Grove mortgage options.
We respond within 24 hours
