Mortgage broker serving Hillsborough, 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 Hillsborough buyers, we match your unique situation to the right program.
Financing in Hillsborough's premium market demands lenders experienced with jumbo loans above $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Hillsborough 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 Hillsborough home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Hillsborough starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Hillsborough 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 Hillsborough 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 Hillsborough 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 Hillsborough home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Hillsborough homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Hillsborough buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Hillsborough buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Hillsborough home before selling. Bridge loans cover the gap between properties.
International buyers purchase Hillsborough properties with foreign national loans. No US credit required.
Hillsborough tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Hillsborough investors buy in LLC names. Asset protection with entity financing.
Hillsborough homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Hillsborough properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Hillsborough homeowners. Flexible credit line against substantial equity.
Home equity loans for Hillsborough owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Hillsborough veterans. Refinance existing VA loan with no appraisal needed.
Hillsborough investors can cash-out immediately after purchase. No seasoning required.
Hillsborough investment properties qualify on rental income alone. DSCR loans skip employment verification.
Hillsborough renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Hillsborough apartment buildings. 5+ unit commercial loans available.
Hard money for Hillsborough commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Hillsborough buyers with qualifying income.
CalHFA assistance technically available but rarely used in Hillsborough's luxury market.
Family property transfers in Hillsborough use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Hillsborough purchases. Non-occupant co-borrower boosts qualifying income.
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
Hillsborough sits in the center of San Mateo County, about 17 miles south of San Francisco. Population is 11,258, median household income $250,001. The homeownership rate here is 93.8%, the highest you'll find anywhere in the Bay Area, and that tells you everything about who buys here. At $5.75M median home price, this is one of the most expensive residential communities in California. You're looking at jumbo loans exclusively, and most buyers are bringing significant down payments to the table.
The school situation is a major reason families pay the premium to buy here. Hillsborough City School District consistently ranks among the top elementary districts in California, with schools pulling 9s and 10s across the board. Crystal Springs Uplands and The Nueva School are elite private options that draw families from across the Peninsula. When you're financing a $6M purchase, school quality isn't just about education. It's about protecting your investment and ensuring strong resale demand. The 93.8% homeownership rate means nearly everyone on your street owns, not rents, which creates the kind of stable, long-term neighborhood that justifies the price tag.
Here's the thing about Hillsborough. There are no apartments, no condos, no commercial buildings. Just single-family estates on large lots. Central Hillsborough runs around $5.8M median, with tree-lined streets and properties that often sit on an acre or more. West Hillsborough near Crystal Springs hits similar numbers, $5.8M, with some parcels backing to open space and golf course views. You're looking at jumbo financing on everything here, and most lenders will want to see substantial assets beyond the down payment. The town has strict zoning that keeps lot sizes large and density low, which is exactly what maintains these property values generation after generation.
The commute to San Francisco runs about 27 minutes via El Camino Real or I-280, Oakland is 35 minutes, Palo Alto 29 minutes. You're genuinely central to the entire Bay Area job market without the urban density. Most buyers here are tech executives, finance professionals, or business owners who need quick access to SF or Silicon Valley. The location is a big part of what you're paying for. You can reach three major employment centers in under half an hour, which matters when both spouses are high earners and need flexibility. Local transit exists but let's be real, at this price point you're driving.
Hillsborough itself is purely residential, so the local employment base is small. The Hillsborough City School District and Town of Hillsborough municipal government provide some jobs, along with the private schools like Crystal Springs Uplands and Nueva. But buyers here aren't typically working in town. They're commuting to tech jobs in San Francisco or Silicon Valley, finance roles downtown, or running their own businesses. The economic stability comes from the buyer pool itself. These are households with diversified income sources and substantial assets, which is why the market here stays resilient even when other Bay Area markets soften.
Common questions from Hillsborough 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 Hillsborough 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 Hillsborough: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hillsborough buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Hillsborough 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 Hillsborough 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 Hillsborough 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 Hillsborough properties fall within conforming limits, maximizing your financing options.
For Hillsborough'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 Hillsborough. 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 Hillsborough. 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 Hillsborough. 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 Hillsborough 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 Hillsborough: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Hillsborough buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Hillsborough. 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 Hillsborough 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 Hillsborough 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 Hillsborough properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Hillsborough 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 Hillsborough 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 Hillsborough families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Hillsborough. 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 Hillsborough. 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 Hillsborough'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 Hillsborough is $1.25M for 2025. However, with a median home price of $5.8M, FHA loans aren't practical for most purchases in this ultra. luxury market. You'll typically need a jumbo loan to finance homes in this area.
Yes, you'll almost certainly need a jumbo loan in Hillsborough since the median home price is $5.8M and most properties exceed $3M. Jumbo loans exceed the $1.25M conforming limit and are the standard financing option for this market. These loans typically require larger down payments, excellent credit, and documentation of substantial assets and income.
The 2025 loan limits for San Mateo County are $1.25M for conforming, FHA, and VA loans. These limits are reviewed annually and may adjust for 2026, but given Hillsborough's $5.8M median price, most buyers here will need jumbo financing regardless of conforming limit changes.
Yes, eligible veterans can use VA loans in Hillsborough with a loan limit of $1.25M with no down payment. However, since most homes here cost $3M or more, you'd need a jumbo VA loan or significant cash to cover the difference. VA jumbo loans are available but require down payments on the amount exceeding $1.25M.
Our No Money Down program offers $0 down payment for qualified buyers. However, with Hillsborough's $5.8M median price and $250,001 median income, most buyers here exceed income limits for traditional DPA programs like CalHFA. The vast majority of Hillsborough buyers use substantial down payments from personal assets rather than assistance programs.
For jumbo loans in Hillsborough's ultra. luxury market, you'll typically need 20% to 30% down, which means $1M+ on the median $5.8M home. Lenders want to see significant reserves and assets beyond your down payment. Many Hillsborough buyers put down even more to secure better rates or make all. cash offers in this competitive market.
Jumbo loans in Hillsborough typically require a minimum credit score of 700, though 740+ is preferred for the best rates on multi. million dollar purchases. Given the ultra. luxury market and loan amounts often exceeding $4M, lenders scrutinize your complete financial profile including assets, reserves, and debt. to. income ratio. Excellent credit is just one component of qualifying for these high. value loans.
For Hillsborough's ultra. luxury market, choose a lender with extensive jumbo loan experience and expertise handling complex, high. net. worth financial situations. You'll want someone who understands portfolio income, stock options, trust structures, and can close quickly in this competitive $5.8M median price market. Look for lenders who can provide dedicated service and customized solutions for loans typically exceeding $4M.
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