Mortgage broker serving Hawaiian Gardens, 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 Hawaiian Gardens buyers, we match your unique situation to the right program.
Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Hawaiian Gardens starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Hawaiian Gardens. Low down payment gets you into most properties here.
$0 down for Hawaiian Gardens veterans. VA loans cover all properties with no PMI required.
Hawaiian Gardens business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Hawaiian Gardens. State assistance helps with down payment and closing costs.
Premium Hawaiian Gardens homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Hawaiian Gardens sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Hawaiian Gardens investors. Buy rentals in entity names.
Conforming refinance for Hawaiian Gardens homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Hawaiian Gardens. Easiest way to lower your existing FHA rate.
VA streamline refi for Hawaiian Gardens veterans. Fastest way to reduce your mortgage payment.
Turn Hawaiian Gardens home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Hawaiian Gardens homeowners. Access equity without replacing first mortgage.
Hawaiian Gardens owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Hawaiian Gardens investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Hawaiian Gardens projects. Short-term financing for value-add investments.
Multifamily options for Hawaiian Gardens investors. Finance apartment buildings with commercial loans.
Hawaiian Gardens 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 Hawaiian Gardens buyers with qualifying income.
CalHFA programs popular in Hawaiian Gardens. State assistance helps with down payment and closing costs.
Hawaiian Gardens has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Hawaiian Gardens buyers. Down payment assistance with no repayment.
Hawaiian Gardens family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Hawaiian Gardens 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
Hawaiian Gardens is a tiny city tucked into southeast LA County, just one square mile with 14,011 residents. Median household income sits at $73,510, but the homeownership rate is only 47.9%, well below California's average. At $770K median home price, you're paying nearly LA prices in a community most people haven't heard of. The math is tough here - a household earning $73K would need significant down payment help or dual incomes to qualify for a conventional loan on that median-priced home.
The school ratings tell you what you need to know about this market. Fedde Middle, Aeolian Elementary, and Furgeson Elementary all serve the area, but scores aren't pulling families in from other districts. That matters when you're thinking resale - you're not buying in a school-driven market like some parts of Orange County or west LA. The low homeownership rate of 47.9% means most of your neighbors are renting, which can affect neighborhood stability and long-term appreciation. If schools are your priority for property value, you might get better returns in nearby Cerritos or Los Alamitos for similar money.
Here's the thing about Hawaiian Gardens - it's so small that distinct neighborhoods don't really exist the way they do in larger cities. You're looking at a one-square-mile grid with mostly older single-family homes and some multifamily properties scattered throughout. Prices hover around that $770K median across the board, which puts you in conventional or jumbo loan territory depending on your down payment. The challenge is you're competing with investors who see the rental demand, which drives up prices but keeps that ownership rate down. FHA buyers can find options here, but you'll need to move fast and probably offer strong because cash investors are active in this market.
The location is actually the selling point if you can afford the entry price. You're 22 minutes to Long Beach, 27 to Irvine, 33 to downtown LA, 41 to Santa Monica. No major highways run directly through the city, but you're close enough to the 605, 405, and 91 that you can reach most of Southern California's job centers in under 45 minutes. Local transit connects you to the broader LA County system. If you work in Long Beach or anywhere in the 562 area code, this commute works without killing you. The drive time is why Hawaiian Gardens commands these prices despite the small size and modest schools.
Hawaiian Gardens Casino dominates the local economy and generates most of the city's tax revenue. ABC Unified School District employs teachers and staff from the area, and the City of Hawaiian Gardens itself provides some public sector jobs. But real talk - most residents commute out for work to Long Beach, Downey, Lakewood, or deeper into LA and Orange counties. The casino brings traffic and revenue but doesn't create the kind of diverse job base you see in larger cities. When you're underwriting your mortgage, assume you'll be commuting unless you work in gaming, education, or city government.
Common questions from Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hawaiian Gardens buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Hawaiian Gardens properties fall within conforming limits, maximizing your financing options.
For Hawaiian Gardens'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 Hawaiian Gardens. 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 Hawaiian Gardens. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Hawaiian Gardens. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Hawaiian Gardens 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 Hawaiian Gardens: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hawaiian Gardens buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Hawaiian Gardens. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Hawaiian Gardens 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 Hawaiian Gardens 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Hawaiian Gardens properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Hawaiian Gardens 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 Hawaiian Gardens 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 Hawaiian Gardens families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Hawaiian Gardens. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Hawaiian Gardens. 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 Hawaiian Gardens'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 Hawaiian Gardens is $1,250,000 for 2025, which covers nearly all homes in the area since the median price is around $770K. This high limit makes FHA loans an excellent option for first. time buyers who want low down payment options with just 3.5% down. You'll find FHA financing works well for most properties in Hawaiian Gardens's balanced market.
Most buyers in Hawaiian Gardens won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $770K. Only properties priced above $1.25 million would require jumbo financing, which represents a small portion of the market. The majority of homes here fall comfortably within conventional and FHA loan limits.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Hawaiian Gardens and cover the vast majority of homes in the area. These high limits give buyers excellent flexibility with conventional, FHA, and VA financing options.
Yes, VA loans are highly competitive in Hawaiian Gardens with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With the median home price at $770K, most properties are well within VA loan limits. VA loans offer excellent benefits including no PMI and competitive interest rates for qualified borrowers.
Our No Money Down program offers $0 down payment for qualified buyers in Hawaiian Gardens. Additionally, CalHFA offers down payment assistance programs with options like the MyHome Assistance Program providing 3.5% assistance, and Los Angeles County has various programs for first. time and moderate. income buyers. These programs can be particularly helpful in Hawaiian Gardens where the median home price of $770K makes saving for down payments challenging.
Down payment requirements in Hawaiian Gardens vary by loan type: FHA loans require just 3.5% down (about $27K on a $770K home), conventional loans typically need 3. 5% down for first. time buyers, and VA loans offer $0 down for eligible veterans. With median prices around $770K, many buyers use down payment assistance programs to reduce their upfront costs.
Most lenders in Hawaiian Gardens require a minimum credit score of 620 for conventional loans, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. VA loans typically require around 620, though some lenders may be more flexible for qualified veterans.
Choose a lender experienced with Hawaiian Gardens's market who can offer multiple loan options including FHA, VA, and conventional financing in the $600K. $900K range. Compare rates, fees, and closing timelines from at least three lenders, and look for someone who understands Los Angeles County programs and can guide you through down payment assistance options. A knowledgeable local lender will help you navigate the competitive balanced market and secure the best terms for your situation.
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