Mortgage broker serving Goleta, 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 Goleta buyers, we match your unique situation to the right program.
The Goleta market requires jumbo loan expertise for homes above the $942K threshold.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Goleta 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 Goleta home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Goleta starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Goleta 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 Goleta 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 Goleta 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 Goleta home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Goleta prices often exceed $942K. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $942K get conforming financing. Split between conforming and jumbo in Goleta.
Self-employed? Goleta bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Goleta properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Goleta buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Goleta buyers can use FHA with 3.5% down. Limit is $805K.
Bridge financing for Goleta moves. Purchase before your current home sells.
Entity financing for Goleta investors. Purchase in LLC for asset protection.
Goleta loans under $942K get conforming refinance rates. Best rates available.
Access Goleta home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Goleta homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Goleta veterans. Lower your rate without appraisal or income docs.
Goleta home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Goleta homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Goleta can use DSCR financing. Rental income qualifies the loan.
Goleta rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Goleta apartment buildings. Commercial rates for larger properties.
Hard money financing for Goleta 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 Goleta buyers with qualifying income.
CalHFA programs can help Goleta first-time buyers. Check income limits for eligibility.
Goleta family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Goleta. Family member income helps qualification.
Check Goleta 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
Goleta sits on the Central Coast about 10 miles west of Santa Barbara proper, population 32,640. Median household income is $113,889, which is high but you'll need it - median home price here runs $1,474,500. The homeownership rate is 51.2%, below the state average, and that makes sense when you're looking at homes pushing $1.5M. This is UCSB territory, tech jobs, aerospace money, and beach access. If you're qualifying for a jumbo loan and want Central Coast living without the full Santa Barbara price tag, Goleta's where you land.
The schools here are legitimately strong, which matters when you're dropping $1.5M on a house. Ellwood Elementary pulls a 9 rating, Dos Pueblos High gets an 8, Goleta Valley Junior High also an 8. San Marcos High comes in at 7, still respectable. These aren't just good numbers for California, they're good numbers period, and that drives resale value in a market where families with tech or university money are competing for inventory. When you're financing at this price point, school quality directly affects your property appreciation and how fast you can move the house if you need to. Parents working at UCSB or Raytheon want their kids in these schools, which keeps demand steady even when rates climb.
Where you buy in Goleta determines whether you're using a standard jumbo or a high-balance jumbo loan. Old Town Goleta runs $1.2M to $2.1M, tree-lined streets with mid-century ranches and newer builds, and you'll need a jumbo loan for anything here. Ellwood is the high end at $1.8M to $3.5M, custom builds with ocean views, and we're talking significant down payments or portfolio loans depending on your situation. Isla Vista sits lower at $800K to $1.4M, beachside condos and some single-family homes, popular with investors buying for student rentals or young professionals who can stretch into conforming loan territory on the lower end. Noleta is your entry point at $1.1M to $1.8M, more suburban feel with townhomes and single-family options, and it's where first-time buyers with dual incomes and tech jobs can actually qualify. Real talk, even the 'affordable' option here requires serious income documentation.
You're 10 miles west of downtown Santa Barbara, so most of your daily life happens locally. The commute to LA is 109 minutes if you're doing that run, which most people aren't unless it's occasional. San Francisco is over 5 hours, so forget that for regular commuting. Here's the thing though - you don't buy in Goleta for commute access, you buy because you work at UCSB, Raytheon, or one of the tech companies right here. Santa Barbara Airport is local, which matters if you're traveling for work. The Central Coast lifestyle is the whole point, and if you need to be in LA or SF regularly, you're probably flying or you've made peace with the drive.
UCSB is the anchor employer and it's not just professors - it's research staff, admin, facilities, the whole ecosystem that comes with a major university. Raytheon brings aerospace and defense money, which means stable six-figure incomes that can handle jumbo loans. Deckers Brands (they own UGG) is headquartered here, AppFolio does property management software, both solid tech employers. Cottage Health System adds healthcare jobs to the mix. The Goleta Union School District employs a fair number of people too. The job market here is white-collar and specialized, which explains why median income is $113K and why lenders see Goleta buyers as lower risk even at high loan amounts. You're not getting a mortgage here on retail wages, you need professional income that matches the price point.
Common questions from Goleta 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 Goleta 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 Goleta: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Goleta buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Goleta 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 Goleta 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 Goleta families purchase with minimal upfront cash.
2026 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Goleta properties fall within conforming limits, maximizing your financing options.
For Goleta'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 Goleta. 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 Goleta. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Goleta. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Goleta 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 Goleta: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Goleta buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Goleta. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Goleta 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 Goleta 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 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Goleta properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Goleta 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 Goleta 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 Goleta families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Goleta. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Goleta. 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 Goleta'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 Goleta is $805,000 for 2025. However, since most Goleta homes are priced between $1.25M and $2M with a median of $1.5M, you'll likely need a conventional or jumbo loan instead. FHA loans work best for the lower. priced properties in the area if you can find one under the limit.
You'll need a jumbo loan if you're buying above $942,000, which covers most Goleta properties given the $1.5M median price. Homes priced at $942,000 or below qualify for high. balance conforming loans, which typically offer better rates and terms. With most properties in the $1.25M. $2M range, expect to work with jumbo financing for competitive offers.
For 2025 (2026 limits aren't released until late 2025), Santa Barbara County's conforming loan limit is $942,000, the FHA limit is $805,000, and the VA limit is $942,000. These high. balance limits reflect the county's premium housing market. Anything above $942,000 requires jumbo financing, which is common in Goleta where the median home price is $1.5M.
Yes, VA loans are available in Goleta with a loan limit of $942,000 and no down payment required for eligible veterans. Since most Goleta homes exceed this limit at a $1.5M median price, you'd need a down payment to cover the difference or consider a VA jumbo loan. VA loans can be excellent for service members buying in the lower end of Goleta's market.
Our No Money Down program offers $0 down payment for qualified buyers, which can be particularly helpful given Goleta's $1.5M median home price. CalHFA offers down payment assistance programs with various income limits that may apply to lower. priced Goleta properties. Santa Barbara County also provides assistance programs for first. time buyers, though availability can be limited in this premium market.
For Goleta's median $1.5M home, you'll typically need 10. 20% down ($150,000. $300,000) for a jumbo loan, though some programs allow less with strong credit. Conventional loans under $942,000 can go as low as 3. 5% down for qualified buyers. Dual. income professionals upgrading in this market often put down 15. 20% to secure competitive rates and avoid PMI.
For Goleta's premium market, you'll want a credit score of at least 680. 700 for jumbo loans on properties in the typical $1.25M. $2M range. Conventional loans under $942,000 can work with scores as low as 620, though 740+ gets you the best rates. Given the higher loan amounts common in Goleta, lenders typically prefer stronger credit profiles in the 720+ range.
Look for a lender experienced with Goleta's premium market and jumbo financing, since most properties here exceed conforming limits. You'll want someone who can pre. approve you quickly and competitively, as dual. income professionals often face multiple. offer situations. Compare rates, but also consider responsiveness and expertise with high. balance loans in the $1M+ range common to Santa Barbara County.
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