Mortgage broker serving Grand Terrace, 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 Grand Terrace buyers, we match your unique situation to the right program.
Grand Terrace buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Grand Terrace 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 Grand Terrace home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Grand Terrace starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Grand Terrace 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 Grand Terrace 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 Grand Terrace 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA is the go-to for Grand Terrace buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Grand Terrace. VA loans are the best deal for eligible veterans.
Nearly all Grand Terrace homes qualify for conforming loans. Best rates available for qualified buyers.
Grand Terrace buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Grand Terrace buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Grand Terrace areas. Check rural designation by address.
Bridge loans available for Grand Terrace transitions. Finance new purchase before selling.
Entity purchase programs for Grand Terrace. LLC financing for investment properties.
Grand Terrace FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Grand Terrace refinances qualify as conforming. Competitive rates with quick approval.
Grand Terrace veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Grand Terrace homeowners with equity. Access funds for any purpose.
Grand Terrace owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Grand Terrace homeowners. Lump sum with fixed monthly payments.
Grand Terrace rental properties qualify with DSCR. No personal income verification needed.
Grand Terrace renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Grand Terrace commercial. Fast financing for competitive markets.
Apartment financing in Grand Terrace. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Grand Terrace buyers with qualifying income.
Grand Terrace buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Grand Terrace. City programs plus CalHFA can cover most down payment.
Grant programs for Grand Terrace first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Grand Terrace areas. Check rural designation by address.
Gift of equity for Grand Terrace family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Grand Terrace buyers qualify. Add parent income to yours.
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
Grand Terrace is a small hillside city in San Bernardino County, tucked between Riverside and Colton with just 13,104 residents. Median household income sits at $89,781, and the homeownership rate is 63.7%. At $547,500 median home price, you're paying a premium compared to other Inland Empire spots, but here's why: you get a quieter, more established community with mountain views while staying within striking distance of both LA and Orange County job centers. For households pulling in $90K, you're looking at the upper end of conventional loan territory, and you'll need solid credit and down payment to make the numbers work.
The school situation here feeds into Colton Joint Unified, which runs Grand Terrace High School, Terrace Hills Middle School, and Grand Terrace Elementary. Test scores aren't blowing anyone away compared to neighboring Redlands or Loma Linda, but the community is tight-knit and families who buy here tend to stick around. That stability matters when you're thinking about resale value five or ten years down the road. The small-town feel with only 13,000 people means your kids aren't lost in massive schools, and that's worth something to buyers willing to pay the $547K entry price. If schools are your top priority, you might comparison shop with Redlands or Yucaipa, but you'll pay more there too.
Grand Terrace is small enough that it doesn't break into a dozen distinct neighborhoods like bigger cities. The Blue Mountain area runs around $548K and gives you hillside lots with views of the prominent Blue Mountain feature overlooking the city. These are mostly single-family homes from the 70s, 80s, and 90s on sloped lots, which means you're dealing with conventional loans and lenders who'll want to see that you can handle the higher price point. The terrain here means some properties have access challenges or require extra insurance considerations, so your lender will look closely at the appraisal. Flatter areas closer to Barton Road tend to run slightly under the median, but inventory is tight citywide. This isn't a starter-home market unless you've got two solid incomes or a hefty down payment saved up.
You're looking at about 62 minutes to downtown LA on a decent traffic day, which puts Grand Terrace in that sweet spot for Inland Empire commuters. Barton Road runs east-west through town connecting you to I-215 and I-10 within minutes, so you can hit Riverside, San Bernardino, or push west toward Orange County for work. The commute is the main reason you're paying $547K here instead of $420K in Rialto or Fontana. If you work in logistics, healthcare, or education in the Inland Empire, you can actually live and work in the same region without burning two hours a day in the car. That work-life balance is what you're buying when you stretch your budget for Grand Terrace.
Colton Joint Unified School District is the biggest employer, which gives the area that public sector stability lenders like to see on your loan application. City of Grand Terrace employs a small staff given the population size, and Stater Bros. Markets provides retail jobs. Real talk, most people who buy here don't work in Grand Terrace itself. They're commuting to San Bernardino, Riverside, Loma Linda Medical Center, or Amazon and logistics centers scattered throughout the Inland Empire. The $89,781 median income reflects that reality. You need dual incomes or a solid professional salary to qualify for a mortgage at the median price point, and lenders will want to see job stability given the commute factor.
Common questions from Grand Terrace 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 Grand Terrace 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 Grand Terrace: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Grand Terrace buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Grand Terrace 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 Grand Terrace 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 Grand Terrace families purchase with minimal upfront cash.
2026 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Grand Terrace properties fall within conforming limits, maximizing your financing options.
For Grand Terrace'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 Grand Terrace. 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 Grand Terrace. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Grand Terrace. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Grand Terrace 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 Grand Terrace: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Grand Terrace buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Grand Terrace. 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 San Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Grand Terrace 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 Grand Terrace 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 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Grand Terrace properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Grand Terrace 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 Grand Terrace 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 Grand Terrace families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Grand Terrace. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Grand Terrace. 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 Grand Terrace'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 Grand Terrace is $690,000 for 2025, which covers nearly all homes in this market. With a median home price around $548,000, FHA loans are an excellent fit for most buyers here. You'll need just 3.5% down and can qualify with a credit score as low as 580, making FHA the most popular option for first. time buyers in Grand Terrace.
You won't need a jumbo loan for most Grand Terrace homes since the conforming loan limit is $833,000 and typical homes range from $450,000 to $600,000. Only if you're purchasing a luxury property above $833,000 would you need jumbo financing. The vast majority of buyers here use FHA, conventional, or VA loans with standard qualifying requirements.
For 2025, San Bernardino County loan limits are $690,000 for FHA and $833,000 for both conventional and VA loans. These limits typically adjust annually based on home price trends, so 2026 limits will be announced in November 2025. Grand Terrace's affordable market means you'll stay well within these limits for standard financing options.
Yes, VA loans are an excellent option in Grand Terrace with a loan limit of $833,000, which covers all typical homes in the area. Veterans and active military can buy with $0 down, no mortgage insurance, and competitive rates on homes priced around the $548,000 median. VA loans are particularly valuable here since they help you avoid PMI while keeping monthly payments affordable.
Our No Money Down program offers $0 down payment for qualified buyers in Grand Terrace. You can also access CalHFA programs offering up to 3.5% assistance, San Bernardino County DPA grants, and the MyHome Assistance Program which provides deferred. payment junior loans. Many first. time buyers here successfully stack programs to cover down payment and closing costs entirely.
You can buy a Grand Terrace home with as little as 3.5% down using an FHA loan (about $19,000 on a $548,000 home) or 3% down with Conventional 97 financing. VA. eligible buyers can purchase with $0 down, and our No Money Down program also offers zero down options for qualified buyers. With down payment assistance, many first. time buyers here get into homes with minimal out. of. pocket costs.
You can qualify for an FHA loan in Grand Terrace with a credit score as low as 580, which is perfect for this market's many first. time buyers and credit rebuilders. Conventional loans typically require 620 or higher, while VA loans are flexible with scores around 580. 600. If your score needs work, FHA's forgiving requirements make homeownership accessible at Grand Terrace's affordable price points.
Choose a lender experienced with Grand Terrace's affordable market who understands FHA loans, down payment assistance, and programs for first. time buyers. Look for someone who can compare multiple loan options (FHA, conventional, VA) and help you stack DPA programs to minimize upfront costs. Local expertise matters since San Bernardino County has specific programs that can save you thousands on a typical $548,000 purchase.
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