Mortgage broker serving Highland, 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 Highland buyers, we match your unique situation to the right program.
In Highland's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Highland 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 Highland home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Highland starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Highland 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 Highland 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 Highland 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 is the go-to for Highland buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Highland. VA loans are the best deal for eligible veterans.
Nearly all Highland homes qualify for conforming loans. Best rates available for qualified buyers.
Highland buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Highland buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Highland areas. Check rural designation by address.
Bridge loans available for Highland transitions. Finance new purchase before selling.
Entity purchase programs for Highland. LLC financing for investment properties.
Highland FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Highland refinances qualify as conforming. Competitive rates with quick approval.
Highland veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Highland homeowners with equity. Access funds for any purpose.
Highland owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Highland homeowners. Lump sum with fixed monthly payments.
Highland rental properties qualify with DSCR. No personal income verification needed.
Highland renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Highland commercial. Fast financing for competitive markets.
Apartment financing in Highland. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Highland buyers with qualifying income.
Highland buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Highland. City programs plus CalHFA can cover most down payment.
Grant programs for Highland first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Highland areas. Check rural designation by address.
Gift of equity for Highland family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Highland buyers qualify. Add parent income to yours.
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
Highland sits in the San Bernardino Valley, right where the foothills start climbing toward the San Bernardino Mountains. Population is 56,789, median household income $72,222. The homeownership rate here is 66.3%, and at $560K median home price, you're looking at a market that's more expensive than the High Desert but still below coastal California. A household pulling in $70-75K will need to stretch or consider FHA with a lower down payment, but it's doable if your credit's solid and you've saved up.
The school situation here is what you'd expect for an established San Bernardino County community. Cram Elementary serves younger kids, Beattie Middle handles the middle grades, and Inland Leaders Charter offers an alternative option for families wanting something different. Ratings aren't published for all of them, but the district has been stable enough that families buy and stay. When you're looking at a $560K mortgage, you want to know your neighbors aren't going to bail after two years because the schools went downhill. That ownership rate above 66% tells you people are committed to the area, which protects your investment when it's time to refinance or sell.
Here's the thing about Highland: it's not broken into super distinct neighborhoods like some cities, so you're mostly looking at pockets that vary by age and lot size. East Highland Ranch runs around $560K and represents the median pretty well. Older homes from the 70s and 80s tend to come in under $500K, which opens up FHA and conventional loans for buyers who don't have 20% down on a bigger number. Newer builds or remodeled properties push toward $600K-$700K, and you'll want conventional financing with solid income documentation for those. The closer you get to the foothills, the more you'll pay for views and elevation, but those properties also hold value better when the market dips.
The commute to LA is about 65 minutes on I-10 or SR-210 depending on where you're headed, which is why Highland costs what it does. You're close enough to make the drive work if you've got a job in the basin, but far enough out that you're not paying Pasadena or Ontario prices. San Francisco is over six hours away, so forget that unless you're flying. Local transit exists but most people drive. If you work in Redlands, San Bernardino, or Riverside, you're looking at 15-30 minutes, which makes Highland a solid choice for Inland Empire workers who want space and don't mind being a bit farther from the freeway.
San Bernardino City Unified and Redlands Unified are major employers here, which means steady public sector paychecks flowing into the local housing market. Stater Bros. Markets has its regional headquarters nearby in San Bernardino, adding grocery and distribution jobs to the mix. San Bernardino County government offices employ a lot of people who live in Highland because they want something quieter than the city itself. The job base is stable, not booming, which keeps the housing market from going crazy but also means appreciation tends to be steady rather than explosive. If you're buying with a 30-year fixed mortgage, that stability is actually a good thing because you're not gambling on a market that could tank.
Common questions from Highland 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 Highland 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 Highland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Highland buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Highland 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 Highland 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 Highland families purchase with minimal upfront cash.
2026 San Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Highland properties fall within conforming limits, maximizing your financing options.
For Highland'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 Highland. 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 Highland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Highland. 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 Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Highland 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 Highland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Highland buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Highland. 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 Bernardino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Highland 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 Highland 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 Bernardino County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Highland properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Highland 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 Highland 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 Highland families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Highland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Bernardino County, and structure your purchase to minimize upfront costs.
You still have options in Highland. 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 Highland'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 Highland is $690,000 for 2025, which covers most homes in the area since the median price is around $560,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments in San Bernardino County. You can purchase most Highland homes with just 3.5% down using an FHA loan.
You won't need a jumbo loan for most Highland homes since the conforming loan limit is $833,000 and the median home price is $560,000. The vast majority of properties in Highland fall well below the conforming limit, meaning you'll qualify for better rates and terms with conventional or FHA financing. Jumbo loans are only necessary for higher. end properties above $833,000, which are uncommon in this market.
For 2025, San Bernardino County loan limits are $690,000 for FHA loans and $833,000 for both conventional conforming and VA loans. These limits typically adjust annually based on home price trends, so 2026 limits will be announced in late 2025. Highland's affordable market means most buyers can take full advantage of these limits without needing jumbo financing.
Yes, VA loans are an excellent option in Highland with a loan limit of $833,000, which covers virtually all homes in the area. If you're a qualified veteran or active military, you can purchase a home with $0 down and no mortgage insurance, making homeownership very affordable. VA loans are particularly competitive in Highland's market where the median home price of $560,000 is well within the limit.
Our No Money Down program offers $0 down payment for qualified buyers, making it easier to purchase a Highland home without draining your savings. San Bernardino County also offers down payment assistance programs, and CalHFA provides grants and low. interest loans that can be stacked with other programs. First. time buyers in Highland often qualify for multiple assistance options given the area's median income of $72,222 and affordable home prices.
You can buy a Highland home with as little as 3.5% down using an FHA loan (about $19,600 on a $560,000 home) or 3% down with a conventional 97 loan. VA. eligible buyers can purchase with $0 down, and our No Money Down program also offers zero down payment options for qualified buyers. With Highland's median price around $560,000, these low down payment options make homeownership accessible for first. time buyers and young families.
You can qualify for an FHA loan in Highland with a credit score as low as 580, though 620+ gets you better terms and more options. Conventional loans typically require a 620 minimum, while VA loans are often available with scores around 580. 600. Given Highland's affordability and strong first. time buyer market, many lenders work with credit rebuilders to help them qualify.
Look for a Highland lender experienced with FHA loans and down payment assistance programs, since these are crucial in this affordable market. Compare rates from multiple lenders, but also consider their knowledge of San Bernardino County programs and their ability to close on time. The right lender will understand Highland's typical buyer profile and help first. time buyers navigate options like stacking DPA programs to minimize out. of. pocket costs.
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