Mortgage broker serving Hermosa Beach, 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 Hermosa Beach buyers, we match your unique situation to the right program.
Hermosa Beach's luxury market requires specialized jumbo financing expertise for properties well above the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Hermosa Beach 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 Hermosa Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Hermosa Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Hermosa Beach home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With Hermosa Beach's $2.1M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in Hermosa Beach qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy Hermosa Beach buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some Hermosa Beach condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
Hermosa Beach veterans get zero down with no loan limit. Best benefit for luxury purchases.
Hermosa Beach buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for Hermosa Beach investment properties. Buy in entity name for liability protection.
Pull equity from your Hermosa Beach home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for Hermosa Beach properties under the limit. Most will need jumbo refinancing.
Hermosa Beach owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in Hermosa Beach. Lump sum with predictable payments.
Hermosa Beach veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for Hermosa Beach properties. Access equity right after closing.
DSCR loans for Hermosa Beach investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for Hermosa Beach investors. Finance purchase plus renovation costs.
Hermosa Beach apartment investors use multifamily loans. Commercial financing for 5+ units.
Hermosa Beach commercial investors use hard money. Quick closing for time-sensitive deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Hermosa Beach buyers with qualifying income.
CalHFA down payment help available for Hermosa Beach first-time buyers. Income limits may restrict use.
Gift of equity for Hermosa Beach family sales. Equity counts as down payment in related transactions.
Hermosa Beach buyers can add parent as co-borrower. Combined income qualifies for higher amount.
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
Hermosa Beach is a small beach city of 19,551 tucked into LA County's South Bay, about 20 miles south of LAX. Median household income sits at $149,500, and the median home price is $2.13M. The homeownership rate is 51.4%, which is actually low for California, but that makes sense when you're looking at seven-figure price tags. This isn't a starter home market. You're looking at jumbo loans, significant down payments, and buyers who've either built serious equity elsewhere or have substantial income to qualify.
The school district here punches above its weight, which matters when you're dropping $2M on a property. Hermosa Valley School and Hermosa View Elementary both pull strong ratings, and Hermosa Beach High is well-regarded in the South Bay. The district is small and tight-knit, which means your property taxes go toward schools your kids will actually attend, not sprawling systems. Families who buy here tend to stay through high school, which stabilizes property values. The low homeownership rate isn't about families leaving - it's about the price barrier keeping turnover minimal and creating a rental market for people who want the beach lifestyle but can't qualify for a $2M mortgage yet.
Here's the thing about Hermosa Beach: the whole city is basically one price tier. Downtown/Pier Avenue Area runs around $2.1M and puts you in the middle of the action - walkable restaurants, bars, beach access, and that classic California beach town vibe. The Sand Section also hits $2.1M but gets you on or near The Strand with direct beach access, which is what you're really paying for if location matters to your lifestyle. Hermosa Valley sits east of PCH, still $2.1M, trading beachfront for slightly larger lots and more traditional single-family layouts. All three areas require jumbo financing unless you're putting down 40-50%, and lenders will want to see strong income documentation and reserves. The tight price clustering means you're choosing lifestyle over budget - beachfront versus walkability versus yard space - not trying to find an affordable entry point.
You're 41 minutes to downtown LA, 34 to Santa Monica, 33 to Long Beach, 53 to Irvine. The commute times are reasonable for Southern California, which is part of why Hermosa holds value. You can work in the major employment centers without the brutal drives you'd face from the Inland Empire or High Desert. Local transit exists but most people drive or bike - The Strand makes it easy to get around without a car if you're staying local. The walkability here is a real selling point when you're justifying a $2M mortgage to yourself. You're not just buying a house, you're buying a lifestyle where you can walk to dinner, bike to the beach, and still make morning meetings in Century City or El Segundo.
The local employment base is pretty limited - Hermosa Beach City School District, City of Hermosa Beach, and the restaurants and retail that support the beach economy. Real talk: most people who buy here don't work here. They're commuting to LA, Santa Monica, the South Bay tech corridor, or LAX-adjacent jobs in El Segundo and Manhattan Beach. The median household income of $149,500 tells you this is a professional market - tech workers, finance, healthcare, legal, established small business owners. Lenders will scrutinize your income stability hard at this price point. You'll need to show you can handle a mortgage payment that's likely $10K-$15K monthly even with 20% down, plus property taxes that'll run another $2K monthly. The job market here supports the lifestyle, but your mortgage approval depends on what you do elsewhere.
Common questions from Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hermosa Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach properties fall within conforming limits, maximizing your financing options.
For Hermosa Beach'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 Hermosa Beach. 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 Hermosa Beach. 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 Hermosa Beach. 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 Hermosa Beach 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 Hermosa Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hermosa Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Hermosa Beach. 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 Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Hermosa Beach 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 Hermosa Beach 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 Hermosa Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Hermosa Beach. 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 Hermosa Beach. 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 Hermosa Beach'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 Hermosa Beach is $1.25M for 2025. However, since most homes here are priced between $2M. $3M with a median of $2.1M, FHA loans won't cover typical purchases in this luxury beach community. You'll likely need jumbo financing for properties in Hermosa Beach.
Yes, you'll almost certainly need a jumbo loan in Hermosa Beach since the median home price is $2.1M and most properties range from $2M. $3M. The conforming loan limit is only $1.25M, so any amount above that requires jumbo financing. Many buyers here are affluent professionals who routinely use jumbo loans for these luxury coastal properties.
For 2025 (2026 limits aren't yet announced), the Los Angeles County loan limits are $1.25M for conforming, FHA, and VA loans. These limits apply to Hermosa Beach as well, though they're rarely sufficient given the $2.1M median home price. Most buyers here exceed these limits and use jumbo financing instead.
Yes, VA loans are available in Hermosa Beach with a loan limit of $1.25M, but this won't cover most properties here since the median price is $2.1M. Eligible veterans can use a VA jumbo loan, which combines the VA guarantee up to $1.25M with jumbo financing for the remainder. You'll need a down payment on the amount exceeding the VA limit.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Hermosa Beach's luxury market with a $2.1M median price and typical buyers being affluent professionals and executives, down payment assistance programs like CalHFA generally aren't applicable or necessary. Most buyers here make substantial down payments of 20% or more on jumbo loans.
For Hermosa Beach's luxury market, you'll typically need 20% down on a jumbo loan, which means around $420,000 on the $2.1M median. priced home. Some lenders offer jumbo loans with 10. 15% down if you have excellent credit and strong financials. Many affluent buyers here put down even more to secure better rates and lower monthly payments.
You'll typically need a credit score of at least 700 for jumbo financing in Hermosa Beach, with 740+ preferred for the best rates. Given the luxury market and typical loan amounts exceeding $2M, lenders have stricter requirements than conventional loans. Strong credit, substantial assets, and verified income are essential for approval in this price range.
Choose a lender with extensive jumbo loan experience since Hermosa Beach homes typically require financing well above the $1.25M conforming limit. Look for lenders who understand luxury coastal markets, can handle complex income situations like stock compensation common among tech workers and executives, and offer competitive jumbo rates. Getting pre. approved with a specialized lender strengthens your offer in this competitive beach community.
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