Mortgage broker serving Hanford, 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 Hanford buyers, we match your unique situation to the right program.
First-time buyers in Hanford need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Hanford 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 Hanford home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Hanford starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Hanford 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 Hanford 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 Hanford 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 Hanford purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Hanford. State programs reduce out-of-pocket costs significantly.
Veterans buy Hanford homes with $0 down. Full VA benefits cover all properties here.
Many Hanford properties qualify for USDA zero-down loans. Rural designation required.
All Hanford properties qualify for conforming loans. 3% down minimum for first-time buyers.
Hanford local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Hanford homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Hanford. Investors can purchase in entity names.
FHA streamline dominates Hanford refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Hanford veterans. No paperwork hassles, quick closing.
Many Hanford homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Hanford refinance qualifies for conforming rates. Best terms for rate reduction.
Hanford owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Hanford. Predictable payments for major expenses.
DSCR financing for Hanford investors. Buy rentals based on property income potential.
Fix-and-flip financing for Hanford investors. Buy distressed properties, renovate, sell.
Commercial hard money in Hanford. Quick funding when timing is critical.
Multifamily loans available for Hanford 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 Hanford buyers with qualifying income.
CalHFA is a strong option for Hanford. State programs reduce out-of-pocket costs significantly.
Hanford local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Hanford down payment help. Free money for qualified buyers.
Many Hanford properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Hanford benefit from gift of equity. No cash down payment needed.
Hanford 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
Hanford sits right in the heart of the Central Valley in Kings County. Population is 57,920, median household income $73,819. The homeownership rate here is 61.9%, which tells you this is a community where people buy and stay. At $365K median home price, you're looking at one of the most affordable markets in California where a household pulling in $70-80K can actually qualify for a conventional loan on a single-family home without stretching into dangerous debt-to-income territory.
If you've got kids or you're planning to, the school situation matters for both your daily life and your resale value down the road. Hanford High, Hanford West High, and Sierra Pacific High serve the area, and while specific ratings fluctuate year to year, the district has been stable for decades. That stability matters when you're making a 30-year commitment on a mortgage. Families who buy here tend to stick around, which is part of why that homeownership rate sits above 60%. When your neighbors own instead of rent, they care about property values just like you do.
Here's the thing about Hanford. It's not a sprawling suburb with a dozen distinct neighborhoods, it's a classic Central Valley town that grew up around a historic downtown core. Downtown Hanford runs around $365K median, which lines up with the citywide number, and you're buying into preserved early 20th century architecture and walkable civic buildings. The housing stock is a mix of older homes with character and some newer infill construction. Most buyers here use conventional financing, though FHA loans work fine if you're coming in with a smaller down payment. The property types vary enough that you can find something whether you're a first-timer with 3.5% down or you've got 20% saved up.
[Fresno](/mortgage-loans-and-refinance-in-fresno-ca) sits 42 minutes north, which makes Hanford a realistic option if you work in the bigger city but want smaller-town prices. [Bakersfield](/mortgage-loans-and-refinance-in-bakersfield-ca) is 82 minutes south, doable but pushing it for a daily commute. [Stockton](/mortgage-loans-and-refinance-in-stockton-ca) is 154 minutes, so forget that unless it's occasional. Local transit exists for getting around town, but real talk, most people drive. The commute to Fresno is the key factor that keeps Hanford affordable while Clovis and north Fresno suburbs have climbed past $450K. You're trading a 40-minute drive for a mortgage payment that's $300-400 less per month, and that math works for a lot of buyers.
Adventist Health Hanford is the big employer here, and healthcare jobs tend to be stable with decent pay, which helps the local housing market stay consistent. Kings County Government provides public sector employment with benefits and pension plans, the kind of jobs that lenders love to see on a mortgage application. Hanford Elementary School District adds more education sector stability. Leprino Foods runs a major facility here, bringing manufacturing and food processing jobs to the mix. The employment base isn't flashy, but it's solid and diversified enough that the local economy doesn't collapse when one industry has a bad year. That matters when you're betting on your home holding value over the next decade.
Common questions from Hanford 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 Hanford 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 Hanford: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hanford buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Hanford 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 Hanford 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 Hanford families purchase with minimal upfront cash.
2026 Kings County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Hanford properties fall within conforming limits, maximizing your financing options.
For Hanford'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 Hanford. 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 Hanford. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kings County, and structure your purchase to minimize upfront costs.
You still have options in Hanford. 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 Kings County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Hanford 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 Hanford: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hanford buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Hanford. 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 Kings County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Hanford 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 Hanford 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 Kings County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Hanford properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Hanford 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 Hanford 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 Hanford families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Hanford. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kings County, and structure your purchase to minimize upfront costs.
You still have options in Hanford. 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 Hanford'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 Hanford is $541,000 for 2026. This covers nearly all homes in the area since the median price is around $365,000, making FHA loans an excellent option for first. time buyers with as little as 3.5% down.
You won't need a jumbo loan in Hanford for most purchases. With conforming and FHA limits at $833,000 and $541,000 respectively, and typical home prices between $300K. $450K, standard loan programs will cover your purchase.
Kings County's 2026 loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are more than sufficient for Hanford's housing market where median prices sit around $365,000.
Yes, VA loans are available in Hanford with a loan limit of $833,000, which covers all local homes. If you're a qualified veteran or active military, you can buy with $0 down and no mortgage insurance, making it one of the best options available.
Our No Money Down program offers $0 down payment for qualified buyers, which is ideal for Hanford's first. time buyer market. CalHFA programs provide down payment and closing cost assistance with competitive rates, and some areas of Kings County may qualify for USDA loans with zero down.
You can buy a Hanford home with as little as 3.5% down using an FHA loan, which means around $12,775 on a $365,000 home. However, down payment assistance programs and our No Money Down option can reduce or eliminate this requirement entirely for qualified buyers.
You can qualify for an FHA loan in Hanford 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, while VA loans often accept scores around 580 with most lenders.
Choose a lender experienced with Hanford's entry. level market who understands FHA loans and down payment assistance programs that first. time buyers need. Look for someone who can explain CalHFA and local DPA options clearly, and compare rates, fees, and responsiveness before deciding.
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