Mortgage broker serving Glendora, 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 Glendora buyers, we match your unique situation to the right program.
The Glendora market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Glendora 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 Glendora home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Glendora starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Glendora 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 Glendora 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 Glendora 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 Glendora homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Glendora with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Glendora first-timers. 3.5% down, 580 credit minimum.
Higher-end Glendora properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Glendora's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Glendora buyers.
Bridge loans help Glendora buyers compete. Make non-contingent offers while selling current home.
Glendora investment properties in LLC. Entity financing available for investors.
Most Glendora mortgages qualify for conforming refinance. Lower your rate under the limit.
Glendora homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Glendora refinance with VA IRRRL. No appraisal, no income verification.
Glendora HELOC options for home equity access. Credit line with variable rate draw period.
Glendora FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Glendora. Fixed payments unlike variable HELOC.
Glendora rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Glendora use fix-and-flip financing. Purchase plus rehab in one loan.
Glendora apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Glendora. 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 Glendora buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Glendora buyers.
Local Glendora DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Glendora buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Glendora family purchases. Parents selling to children at discount.
Glendora 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
Glendora sits at the base of the San Gabriel Mountains in the eastern San Gabriel Valley, about 26 miles east of downtown LA. Population is 52,095, median household income $106,718. The homeownership rate here is 67.9%, right in line with the California average, but here's the thing - at $930K median home price, you're looking at a market where you need serious income or substantial down payment to qualify. This is a true middle-to-upper-middle-class foothill community where most buyers are bringing conventional loans with 20% down or more.
The schools are a major reason people stretch their budgets to buy here. Glendora High pulls an 8 rating, Sandburg Middle an 8, La Fetra Elementary a 9, and Cullen Elementary an 8. These aren't just good numbers - they're the kind of scores that protect your property value when it's time to sell. Families who buy in Glendora tend to stay through the school years, which creates neighborhood stability and keeps demand high. When you're taking on a $750K mortgage or more, knowing the schools will help your resale value matters. The district has a solid reputation across the San Gabriel Valley, which means your home won't just be competing on square footage when you eventually sell.
Where you buy in Glendora makes a huge difference in what you'll pay and what loan products you'll need. Downtown Glendora runs $750K-$1.1M, filled with charming craftsman-style homes and tree-lined streets within walking distance of the Village - conventional loans with 20% down are standard here. South Glendora sits at $800K-$1.3M, mostly well-maintained tract homes that attract young families, and you'll see a mix of conventional and occasional FHA if the property qualifies. Glendora Heights and Gordon Highlands are where things get serious, running $1.2M-$2.5M with custom hillside estates and panoramic views - you're looking at jumbo loans here, which means stricter credit requirements and bigger down payments. The hillside neighborhoods command premium prices because you're getting views, privacy, and larger lots, but that also means you need to qualify for jumbo financing with rates that can run higher than conforming loan limits.
The commute situation here is actually pretty reasonable for Southern California. You're looking at 34 minutes to downtown LA, 51 minutes to Santa Monica, 47 minutes to both Irvine and Long Beach. That's manageable compared to what you'd face from the High Desert or Inland Empire, and it's a big reason Glendora holds its value. The 210 Freeway runs just south of town, giving you quick access east and west across the San Gabriel Valley. Real talk - that commute time is why Glendora costs $930K while Apple Valley costs $420K. You're paying for proximity to job centers without living right in the urban core. If you work in Pasadena, Arcadia, or anywhere in the eastern San Gabriel Valley, your commute could be 15-20 minutes, which makes that mortgage payment a lot easier to swallow.
Glendora Unified School District is the largest employer, followed by Foothill Presbyterian Hospital and the City of Glendora itself. Citrus College, Glendora Community Hospital, and Kaiser Permanente Baldwin Park Medical Center round out the major employers. But here's the reality - most people who buy in Glendora at these price points aren't working locally. They're commuting to higher-paying jobs in downtown LA, Pasadena, or elsewhere in the region. The local employment base provides stability and some good public sector jobs with benefits, which helps support the market. When you're looking at homes pushing $1M, you typically need household income around $200K to comfortably qualify, and that usually means dual-income professional households commuting to where the big salaries are.
Common questions from Glendora 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 Glendora 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 Glendora: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Glendora buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Glendora 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 Glendora 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 Glendora families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Glendora properties fall within conforming limits, maximizing your financing options.
For Glendora'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 Glendora. 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 Glendora. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Glendora. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Glendora 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 Glendora: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Glendora buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Glendora. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Glendora 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 Glendora 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Glendora properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Glendora 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 Glendora 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 Glendora families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Glendora. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Glendora. 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 Glendora'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 Glendora is $1,250,000 for 2025, which covers most homes in this market. With a median home price around $930K, you'll find that FHA financing works well for many properties here. You'll need a minimum 3.5% down payment and a credit score of at least 580 for maximum financing.
Most homes in Glendora don't require a jumbo loan since the conforming limit is $1,250,000 and the median price is around $930K. You'll only need jumbo financing if you're purchasing a home above $1.25M, which represents the higher end of the local market. Conforming loans typically offer better rates and more flexible terms than jumbo products.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Glendora and cover the majority of homes in upper. middle tier markets throughout the county. The 2026 limits haven't been announced yet but are typically released in November 2025.
Yes, VA loans are available in Glendora with a loan limit of $1,250,000 and no down payment required for eligible veterans. This covers most homes in the area since the median price is around $930K. VA loans don't require mortgage insurance, which can save you significantly compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers in Glendora's upper. middle market. CalHFA programs provide down payment and closing cost assistance with various income limits that work well for established professionals in this area. Los Angeles County also offers programs through its housing authority, though eligibility depends on income and property price.
For a typical $930K home in Glendora, you can put down as little as 3% ($27,900) with a conventional loan or 3.5% ($32,550) with FHA. Many buyers in this upper. middle market put down 10. 20% to avoid PMI and secure better rates. VA. eligible buyers and those using our No Money Down program can purchase with $0 down.
Most conventional loans in Glendora's price range require a minimum credit score of 620, though 680+ gets you better rates. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. For the best rates on homes around $930K, aim for a score of 740 or higher.
Look for a lender experienced with Glendora's upper. middle market who understands the transition from conventional to jumbo financing if needed. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with properties in the $900K. $1.25M range. A local lender familiar with Los Angeles County loan limits and programs can often provide smoother transactions and better guidance for first. time jumbo borrowers.
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