Mortgage broker serving Grass Valley, 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 Grass Valley buyers, we match your unique situation to the right program.
Grass Valley's market offers opportunity for buyers who understand their financing options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Grass Valley 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 Grass Valley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Grass Valley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Grass Valley 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 Grass Valley 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 Grass Valley 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 dominates Grass Valley purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Grass Valley. State programs reduce out-of-pocket costs significantly.
Veterans buy Grass Valley homes with $0 down. Full VA benefits cover all properties here.
Many Grass Valley properties qualify for USDA zero-down loans. Rural designation required.
All Grass Valley properties qualify for conforming loans. 3% down minimum for first-time buyers.
Grass Valley local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Grass Valley homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Grass Valley. Investors can purchase in entity names.
FHA streamline dominates Grass Valley refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Grass Valley veterans. No paperwork hassles, quick closing.
Many Grass Valley homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Grass Valley refinance qualifies for conforming rates. Best terms for rate reduction.
Grass Valley owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Grass Valley. Predictable payments for major expenses.
DSCR financing for Grass Valley investors. Buy rentals based on property income potential.
Fix-and-flip financing for Grass Valley investors. Buy distressed properties, renovate, sell.
Commercial hard money in Grass Valley. Quick funding when timing is critical.
Multifamily loans available for Grass Valley apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Grass Valley buyers with qualifying income.
CalHFA is a strong option for Grass Valley. State programs reduce out-of-pocket costs significantly.
Grass Valley local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Grass Valley down payment help. Free money for qualified buyers.
Many Grass Valley properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Grass Valley benefit from gift of equity. No cash down payment needed.
Grass Valley first-time buyers often use co-borrowers. Family help for qualification.
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
Grass Valley sits in the Sierra Nevada foothills about two and a half hours northeast of [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca). Population is 13,964, median household income $49,855. The homeownership rate here is 41.1%, below the California average of 55%, which tells you something important: this is a town with a lot of renters looking to buy but facing some affordability challenges. At $417,500 median home price, you're looking at a market where a household earning around $50K will need to get creative with down payment assistance programs or consider FHA financing to make the numbers work.
The school situation here is solid if you're buying with kids in mind. Nevada Union High School serves the area, along with Lyman Gilmore Middle School and several elementary options like Bell Hill Academy and Grass Valley Charter School. The district has been stable over the years, which matters when you're thinking about property values long-term. Families who buy here tend to stay put, and that stability shows up when it's time to sell. The smaller town feel means your kids won't be lost in massive schools, and that community aspect is part of what keeps people rooted here even when job markets shift.
Where you buy in Grass Valley affects your financing options more than you might think. Downtown Grass Valley runs around $418K median, and you're getting Gold Rush-era charm with Victorian architecture, walkability to shops and restaurants, and real character. Conventional loans work fine here if you've got the 20% down, but plenty of buyers use FHA or even USDA loans depending on the specific property location. Glenbrook Basin also sits around $418K and offers a more traditional suburban feel with family homes and neighborhood parks. The price points are pretty consistent across town, which actually simplifies your search. You're not going to find a bargain neighborhood at $280K, but you're also not going to get priced out of certain areas because they jumped to $650K.
Here's the thing about Grass Valley: you're not commuting to the Bay Area daily unless you really love your car. San Francisco is 151 minutes on a good day, and that's just not realistic for most people. This is a place where you either work locally or you've got a remote job that lets you live where you want. Local transit exists but it's limited, so count on driving for most errands. The upside? You're paying $417K instead of $1.2 million for similar square footage in the Bay Area. If your job lets you live anywhere, that mortgage payment difference is huge.
The local economy runs on public sector stability and healthcare. Nevada County government is the biggest employer, followed by Grass Valley School District, Sierra Nevada Memorial Hospital, Nevada Irrigation District, and Dignity Health. That's a pretty solid mix for mortgage underwriting purposes because these aren't volatile tech jobs that disappear in a downturn. Lenders like seeing public sector employment when you're applying for a loan. The trade-off is that wages tend to run lower than Bay Area or Sacramento, which is why that $49,855 median income matters when you're figuring out what you can afford. Most buyers here are either working these local jobs, retired, or working remotely for companies based elsewhere.
Real talk: you buy in Grass Valley for the lifestyle, not the commute or the job market. Empire Mine State Historic Park, the Nevada County Narrow Gauge Railroad Museum, and the whole Downtown Historic District give you that Gold Rush history and small-town mountain living. The Holbrooke Hotel and Memorial Park add to the charm. If you're tired of the Bay Area grind and can work remotely, or if you're retiring and want four actual seasons without paying Tahoe prices, this makes sense. The 41.1% homeownership rate means there's room for more buyers to enter the market, and property values have been steady rather than explosive. You won't see the appreciation you'd get in Sacramento, but you also won't see the same volatility.
Common questions from Grass Valley 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 Grass Valley 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 Grass Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Grass Valley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Grass Valley 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 Grass Valley 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 Grass Valley families purchase with minimal upfront cash.
2026 Nevada County limits: FHA $649,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Grass Valley properties fall within conforming limits, maximizing your financing options.
For Grass Valley'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 Grass Valley. 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 Grass Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Nevada County, and structure your purchase to minimize upfront costs.
You still have options in Grass Valley. 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 Nevada County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Grass Valley 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 Grass Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Grass Valley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Grass Valley. 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 Nevada County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Grass Valley 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 Grass Valley 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 Nevada County limits: FHA $649,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Grass Valley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Grass Valley 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 Grass Valley 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 Grass Valley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Grass Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Nevada County, and structure your purchase to minimize upfront costs.
You still have options in Grass Valley. 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 Grass Valley'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 Grass Valley is $650,000 for 2026, which covers nearly all homes in the area since the median price is around $418K. This makes FHA loans an excellent option for first. time buyers looking at entry. level homes in the $300K. $450K range. You can purchase most properties in Grass Valley with FHA's low 3.5% down payment requirement.
You won't need a jumbo loan for most homes in Grass Valley since the conforming loan limit is $833,000 and the median home price is $418K. The vast majority of properties fall well below the conforming limit, so you'll qualify for standard FHA, conventional, or VA financing. Jumbo loans are only necessary for higher. end properties above $833K, which are rare in this market.
For 2026, Nevada County loan limits are $650,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits easily accommodate Grass Valley's median home price of $418K and most properties in the typical $300K. $450K range. The higher limits give buyers plenty of financing options without needing jumbo loans.
Yes, VA loans are available in Grass Valley with a loan limit of $833,000, which covers all typical homes in the area. If you're a qualified veteran or active military, you can purchase a home with $0 down and no mortgage insurance. VA loans are particularly valuable in Grass Valley's market where the median home price of $418K fits comfortably within the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Grass Valley. CalHFA programs are extremely popular here, offering down payment and closing cost assistance for first. time buyers earning up to the area median income. Nevada County may also have local DPA programs, and some rural areas around Grass Valley might qualify for USDA loans with zero down.
You can buy a Grass Valley home with as little as 3.5% down using an FHA loan, which means about $14,600. $15,700 on a median. priced $418K home. With down payment assistance programs like CalHFA or our No Money Down program, you might qualify for $0 down. Conventional loans require 3. 5% down, while VA and USDA loans offer zero down options for qualified buyers.
You can qualify for an FHA loan in Grass Valley with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a 620 minimum score, while VA loans are more flexible with scores around 580. 620. Given that most Grass Valley buyers use FHA financing, a 580 score opens the door to homeownership in this market.
Choose a lender experienced with Grass Valley's entry. level market who understands FHA loans and down payment assistance programs like CalHFA. Look for someone who can guide first. time buyers through the process and has access to multiple DPA options, since most buyers here need help with down payments. Ask about their experience with properties in the $300K. $450K range and their typical closing timelines.
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