Mortgage broker serving Half Moon Bay, 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 Half Moon Bay buyers, we match your unique situation to the right program.
Half Moon Bay's market hovers near the $1.25M limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Half Moon Bay 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 Half Moon Bay home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Half Moon Bay starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Half Moon Bay 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 Half Moon Bay 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 Half Moon Bay 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 Half Moon Bay home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Half Moon Bay homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Half Moon Bay with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Half Moon Bay first-timers. 3.5% down, 580 credit minimum.
Higher-end Half Moon Bay properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Half Moon Bay's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Half Moon Bay buyers.
Bridge loans help Half Moon Bay buyers compete. Make non-contingent offers while selling current home.
Half Moon Bay investment properties in LLC. Entity financing available for investors.
Most Half Moon Bay mortgages qualify for conforming refinance. Lower your rate under the limit.
Half Moon Bay homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Half Moon Bay refinance with VA IRRRL. No appraisal, no income verification.
Half Moon Bay HELOC options for home equity access. Credit line with variable rate draw period.
Half Moon Bay FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Half Moon Bay. Fixed payments unlike variable HELOC.
Half Moon Bay rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Half Moon Bay use fix-and-flip financing. Purchase plus rehab in one loan.
Half Moon Bay apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Half Moon Bay. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Half Moon Bay buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Half Moon Bay buyers.
Local Half Moon Bay DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Half Moon Bay buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Half Moon Bay family purchases. Parents selling to children at discount.
Half Moon Bay buyers use non-occupant co-borrowers. Parents help children qualify for homes.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Half Moon Bay sits on the San Mateo County coast about 28 miles south of San Francisco. Population is 11,633, median household income $148,702. The homeownership rate here is 72.6%, which tells you people buy and stay when they can afford it. At $1.175M median home price, this is not an entry-level market. You're looking at jumbo loans for most properties, and you'll need substantial income to qualify. The trade-off is coastal living with fog, farms, and a small-town feel that's rare this close to major Bay Area job centers.
If you're buying here with kids, you're paying a premium for a quieter lifestyle, not top-tier test scores. Half Moon Bay High, Cunha Intermediate, and Hatch Elementary serve the area. The schools are solid but not what you'd find in Palo Alto or Cupertino. Families buy here for the coast, the space, and the escape from dense suburban sprawl. That 72.6% homeownership rate means your neighbors are invested long-term, which keeps the community stable. When you're spending over a million, school quality matters for resale even if your kids are grown.
Here's the thing about Half Moon Bay neighborhoods: prices are pretty consistent across the board at around $1.2M, so your choice is more about lifestyle than budget. Downtown/Main Street puts you near the historic core with shops, restaurants, and the annual Pumpkin Festival. Miramar sits coastal north of downtown near Pillar Point Harbor and the famous Mavericks surf break, good for beach access and views. Princeton-by-the-Sea is the small fishing village centered on the harbor with seafood spots and working-boat charm. All three areas require jumbo financing for most buyers. You'll want 20% down to avoid PMI on a loan this size, which means coming to the table with $235K or more in cash.
The commute to San Francisco is 42 minutes on Highway 1 and 92, Oakland 51 minutes, San Jose 48 minutes, Palo Alto 35 minutes. Those are optimistic numbers without traffic. The reality is you're taking a winding coastal or mountain road to reach the main Peninsula corridors. If you work in tech and your office is in Palo Alto or Mountain View, the drive is doable but not quick. If you're commuting to San Francisco daily, you'll feel it. Most buyers here either work remotely, have flexible schedules, or are willing to trade commute time for coastal living and more space than you'd get for the same money in Redwood City or San Mateo.
The local economy runs on tourism, agriculture, and service jobs that don't match the home prices. Cabrillo Unified School District is the largest employer. The Ritz-Carlton Half Moon Bay under Oceanic Hotel Group brings hospitality jobs. Local farms and nurseries keep the agricultural heritage alive. San Mateo County has government offices here, and Pillar Point Harbor supports fishing and marine businesses. Real talk: most homeowners here don't work locally. They commute to higher-paying jobs in the broader Bay Area or work remotely in tech, finance, or professional services. You're not buying here because of the local job market. You're buying because you can afford it from income earned elsewhere.
Common questions from Half Moon Bay 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 Half Moon Bay 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 Half Moon Bay: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Half Moon Bay buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Half Moon Bay 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 Half Moon Bay 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 Half Moon Bay families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Half Moon Bay properties fall within conforming limits, maximizing your financing options.
For Half Moon Bay'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 Half Moon Bay. 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 Half Moon Bay. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Half Moon Bay. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Half Moon Bay 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 Half Moon Bay: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Half Moon Bay buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Half Moon Bay. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Half Moon Bay 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 Half Moon Bay 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 Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Half Moon Bay properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Half Moon Bay 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 Half Moon Bay 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 Half Moon Bay families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Half Moon Bay. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Half Moon Bay. 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 Half Moon Bay'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 Half Moon Bay is $1,250,000 for 2025, which covers most homes in this coastal San Mateo County community. With median home prices around $1.2M, you'll find that FHA financing works well for many properties here. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for buyers who want to preserve cash while purchasing in this upper. middle market.
Most buyers in Half Moon Bay won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.2M. However, if you're looking at premium coastal properties or larger homes priced above $1.25M, you'll need jumbo financing. Many established professionals in Half Moon Bay are first. time jumbo borrowers, and we can help you navigate the slightly stricter requirements if your target home exceeds conforming limits.
The 2025 conforming loan limit for San Mateo County is $1,250,000, and this applies to Half Moon Bay and surrounding areas. FHA and VA loan limits are also $1,250,000 in this high. cost county. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often increase slightly based on home price appreciation.
Yes, you can absolutely use a VA loan in Half Moon Bay, with a loan limit of $1,250,000 for 2025. This covers the majority of homes in the area since the median price is $1.2M. VA loans offer 0% down payment and no mortgage insurance, making them an excellent option for eligible veterans and service members buying in this coastal community.
Our No Money Down program offers $0 down payment for qualified buyers purchasing in Half Moon Bay, which is ideal for established professionals looking to preserve their cash reserves. CalHFA programs are also available and provide down payment and closing cost assistance for first. time and repeat buyers in San Mateo County. Given the $1.2M median home price, these programs can help you manage the upfront costs while securing a home in this desirable coastal location.
Down payment requirements in Half Moon Bay vary by loan type, but you have flexible options even at the $1.2M median price point. Conventional loans typically require 5% to 20% down ($60,000 to $240,000 on a median. priced home), while FHA loans need just 3.5% ($42,000) and VA loans offer 0% down for eligible buyers. Many established professionals in the area choose to put down 10% to 20% to avoid PMI and secure better rates, but lower down payment options definitely exist.
For most homes in Half Moon Bay's $900K to $1.25M range, you'll want a credit score of at least 620 for conventional financing, though 680+ will get you better rates. FHA loans accept scores as low as 580 with 3.5% down, while VA loans typically want 620 or higher. If you're buying above the $1.25M conforming limit and need a jumbo loan, most lenders prefer scores of 700 or higher with stronger financial profiles.
Choose a lender experienced with Half Moon Bay's upper. middle market and the unique aspects of coastal San Mateo County properties. Look for someone who can clearly explain your options across conventional, FHA, VA, and jumbo products, especially since many buyers here are navigating larger loan amounts for the first time. You'll want a lender who's responsive, offers competitive rates, and understands local property considerations like coastal zone regulations that can affect financing timelines.
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