Mortgage broker serving Guadalupe, 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 Guadalupe buyers, we match your unique situation to the right program.
The Guadalupe 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 Guadalupe 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 Guadalupe home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Guadalupe starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Guadalupe 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 Guadalupe 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 Guadalupe 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
Standard option for Guadalupe buyers. Most homes under $942K with competitive rates.
Strong FHA option in Guadalupe. Low down payment gets you into most properties here.
$0 down for Guadalupe veterans. VA loans cover all properties with no PMI required.
Guadalupe business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Guadalupe. State assistance helps with down payment and closing costs.
Premium Guadalupe homes over $942K require jumbo loans. Less common but available for luxury properties.
Guadalupe sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Guadalupe investors. Buy rentals in entity names.
Conforming refinance for Guadalupe homeowners. Best rates for loans under $942K.
FHA streamline refinance for Guadalupe. Easiest way to lower your existing FHA rate.
VA streamline refi for Guadalupe veterans. Fastest way to reduce your mortgage payment.
Turn Guadalupe home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Guadalupe homeowners. Access equity without replacing first mortgage.
Guadalupe owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Guadalupe investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Guadalupe projects. Short-term financing for value-add investments.
Multifamily options for Guadalupe investors. Finance apartment buildings with commercial loans.
Guadalupe investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Guadalupe buyers with qualifying income.
CalHFA programs popular in Guadalupe. State assistance helps with down payment and closing costs.
Guadalupe has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Guadalupe buyers. Down payment assistance with no repayment.
Guadalupe family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Guadalupe purchases. Family member income boosts 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
Guadalupe sits on the Central Coast in Santa Barbara County, population 8,272, median household income $66,026. At $714,500 median home price, this is one of the most expensive small towns in California relative to local wages, and that creates real challenges for buyers. The homeownership rate is 52.5%, below the state average, because qualifying for a mortgage here on local income is tough. Most buyers either work in higher-paying jobs in Santa Maria or San Luis Obispo, bring equity from selling elsewhere, or have family help with the down payment.
The school situation is straightforward since it's a small district. Guadalupe Elementary and Mary Buren Elementary serve the younger kids, Kermit McKenzie Junior High handles middle school years. School ratings aren't published for these smaller district schools the same way they are in bigger cities, but the district is stable and community-focused. If you're buying with kids, you need to factor in that high schoolers typically attend in Santa Maria, which means transportation planning. The tight-knit community feel appeals to families who want that small-town environment, but you're paying Santa Barbara County prices for it, so your mortgage payment will reflect that premium.
Here's the thing about Guadalupe: it's small enough that there aren't really distinct neighborhoods with different price tiers like you'd find in bigger cities. Downtown Guadalupe runs around $715K, which is basically the citywide median. You're looking at older homes, many from the early to mid-1900s, mixed with some newer construction. Most properties are single-family homes on smaller lots typical of an agricultural town. Conventional loans with 20% down are standard here, which means you need about $143K in cash to close, and that's why the homeownership rate sits where it does. FHA loans can work if you find a property under the county loan limit, but at these prices you're still looking at significant monthly payments relative to local wages.
The commute reality is brutal if you work in major metros. Los Angeles is 179 minutes away, San Francisco 247 minutes. Those aren't daily commute options unless you've lost your mind. Most people who buy here either work locally in agriculture or retail, commute to Santa Maria about 10 miles east, or head to San Luis Obispo 30 miles north. Highway 1 runs nearby and connects you to the broader Central Coast. If you're thinking about buying here, your job location better be within Santa Barbara or San Luis Obispo counties, because that mortgage payment won't make sense if you're spending half your life in a car.
Agriculture drives this town and always has. The fields surrounding Guadalupe produce strawberries, vegetables, and other crops, and those farming operations employ a significant chunk of residents. Guadalupe Union School District is a major employer for the size of the town, along with the City of Guadalupe itself. Retail and service businesses along Guadalupe Street provide additional jobs, but wages in these sectors don't typically support a $715K mortgage. The math only works if you've got dual incomes, one partner commuting to higher-paying work elsewhere, or you're in farm management rather than field work. That income-to-price gap is why you see more renters than owners here compared to other parts of California.
Common questions from Guadalupe 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 Guadalupe 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 Guadalupe: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Guadalupe buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Guadalupe 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 Guadalupe 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 Guadalupe 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 Guadalupe properties fall within conforming limits, maximizing your financing options.
For Guadalupe'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 Guadalupe. 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 Guadalupe. 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 Guadalupe. 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 Guadalupe 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 Guadalupe: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Guadalupe buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Guadalupe. 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 Guadalupe 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 Guadalupe 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 Guadalupe properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Guadalupe 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 Guadalupe 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 Guadalupe families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Guadalupe. 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 Guadalupe. 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 Guadalupe'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 Guadalupe is $805,000 for 2026, which covers most homes in this market where the median price is around $715,000. This makes FHA loans a competitive option for first. time buyers and those with smaller down payments in Santa Barbara County.
Most buyers in Guadalupe won't need a jumbo loan since the conforming loan limit is $942,000 and the median home price is $715,000. You'll only need a jumbo loan if you're purchasing a home above $942,000, which represents the higher end of the local market.
For 2026, Santa Barbara County loan limits are $805,000 for FHA loans, $942,000 for VA loans, and $942,000 for conforming conventional loans. These limits are well. suited to Guadalupe's market, where most homes fall between $600,000 and $900,000.
Yes, VA loans are very competitive in Guadalupe with a loan limit of $942,000, which covers virtually all homes in the area. If you're a qualified veteran or active military, you can purchase most properties here with $0 down and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Guadalupe's market. You can also explore CalHFA programs and Santa Barbara County down payment assistance, which offer grants and low. interest loans to help with your purchase.
Down payments in Guadalupe typically range from 3% to 5% for conventional loans ($21,000 to $36,000 on a $715,000 home) or 3.5% for FHA loans (about $25,000). VA. eligible buyers and those using down payment assistance programs can potentially buy with $0 down.
You can qualify for an FHA loan in Guadalupe with a credit score as low as 580, while conventional loans typically require a minimum of 620. With Guadalupe's median home price of $715,000, having a score of 640 or higher will give you access to better rates and more loan options.
Look for a lender experienced with Guadalupe's market and Santa Barbara County's loan limits who can explain your options across FHA, VA, and conventional programs. The right lender will help you compare rates, understand down payment assistance opportunities, and guide you through the process with clear communication tailored to your financial situation.
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