Mortgage broker serving Holtville, 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 Holtville buyers, we match your unique situation to the right program.
Holtville provides affordable options for buyers who leverage the right loan programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Holtville 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 Holtville home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Holtville starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Holtville 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 Holtville 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 Holtville 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Holtville buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Holtville purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Holtville. State programs reduce out-of-pocket costs significantly.
Veterans buy Holtville homes with $0 down. Full VA benefits cover all properties here.
Many Holtville properties qualify for USDA zero-down loans. Rural designation required.
All Holtville properties qualify for conforming loans. 3% down minimum for first-time buyers.
Holtville local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Holtville homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Holtville. Investors can purchase in entity names.
FHA streamline dominates Holtville refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Holtville veterans. No paperwork hassles, quick closing.
Many Holtville homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Holtville refinance qualifies for conforming rates. Best terms for rate reduction.
Holtville owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Holtville. Predictable payments for major expenses.
DSCR financing for Holtville investors. Buy rentals based on property income potential.
Fix-and-flip financing for Holtville investors. Buy distressed properties, renovate, sell.
Commercial hard money in Holtville. Quick funding when timing is critical.
Multifamily loans available for Holtville 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 Holtville buyers with qualifying income.
CalHFA is a strong option for Holtville. State programs reduce out-of-pocket costs significantly.
Holtville local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Holtville down payment help. Free money for qualified buyers.
Many Holtville properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Holtville benefit from gift of equity. No cash down payment needed.
Holtville 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
Holtville sits in [Imperial](/mortgage-loans-and-refinance-in-imperial-ca) County about 10 miles east of [El Centro](/mortgage-loans-and-refinance-in-el-centro-ca), right in the heart of California's agricultural heartland. Population is 5,620, median household income $44,939. The homeownership rate here is 51.7%, and at $325K median home price, you're looking at one of the most affordable entry points for homeownership in Southern California. For a household pulling in $45K, this is realistically one of the few places where FHA financing can get you into an actual house instead of just dreaming about it.
If you're buying with kids in mind, Holtville Unified serves the whole community. Holtville High, Pine School, and Emmett A. Finley Elementary keep things local and tight-knit. The small town size means your kids won't get lost in overcrowded classrooms, and that community feel matters when you're putting down roots. School ratings aren't going to blow you away compared to coastal districts, but the stability of the district and the low cost of living mean your mortgage payment won't eat your whole paycheck. That trade-off is what makes homeownership possible here for families who'd be priced out anywhere closer to San Diego or LA.
Downtown Holtville is really the main game in town, with homes running around $325K. You're looking at older construction, mostly mid-century builds with that classic small-town California feel. FHA loans are your friend here since the price point sits perfectly in that range where 3.5% down actually works for buyers making $40K-$50K. USDA loans can also come into play depending on the specific property location, which can mean zero down for qualified buyers. The housing stock is older, so budget for maintenance and potential repairs when you're calculating what you can afford. Lenders will want to see that you've got reserves beyond just your down payment and closing costs.
Real talk, Holtville is remote. You're looking at 213 minutes to LA and 568 minutes to San Francisco, which means those aren't commutes, they're road trips. This isn't a bedroom community for San Diego or anywhere else. The isolation is exactly why homes cost $325K instead of $725K. If you work locally in agriculture, schools, or county services, that geography works in your favor because you get homeownership affordability that disappeared from coastal California decades ago. But if you need regular access to major metro areas, the distance will wear on you and that affects long-term resale considerations.
The local economy runs on agriculture, education, and government services. Holtville Unified School District is the anchor employer, Imperial County provides steady government jobs, and agricultural operations dominate the surrounding area. The job market isn't diverse or high-paying, which is reflected in that $44,939 median income. But here's the thing: that income level can actually support a mortgage here, which is rare in California. Most buyers are locals who work in the valley, not commuters or remote workers. The agricultural economy has been stable for generations, and that consistency matters when you're looking at a 30-year mortgage commitment.
Common questions from Holtville 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 Holtville 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 Holtville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Holtville buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Holtville 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 Holtville 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 Holtville families purchase with minimal upfront cash.
2026 Imperial County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Holtville properties fall within conforming limits, maximizing your financing options.
For Holtville'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 Holtville. 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 Holtville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Imperial County, and structure your purchase to minimize upfront costs.
You still have options in Holtville. 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 Imperial County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Holtville 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 Holtville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Holtville buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Holtville. 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 Imperial County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Holtville 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 Holtville 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 Imperial County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Holtville properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Holtville 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 Holtville 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 Holtville families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Holtville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Imperial County, and structure your purchase to minimize upfront costs.
You still have options in Holtville. 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 Holtville'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 Holtville is $541,000 for 2025, which is well above the typical home prices in the area. Since most Holtville homes are priced between $300K and $450K, you'll have plenty of room to use an FHA loan for your purchase. This makes FHA financing an excellent option for first. time buyers in Imperial County.
No, you won't need a jumbo loan in Holtville. With a median home price of $325,000 and most homes under $450K, you're well below the conforming loan limit of $833,000. FHA loans with a $541,000 limit are the most popular choice here and will cover virtually any home in the area.
For 2025, Imperial County loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits are more than sufficient for Holtville's market where homes typically range from $300K to $450K. The 2026 limits will be announced later this year, but current limits already provide excellent coverage for local buyers.
Yes, VA loans are available in Holtville with a loan limit of $833,000, which easily covers all homes in the area. If you're a qualified veteran or active. duty service member, a VA loan offers 0% down and no mortgage insurance, making it one of the best options available. Given Holtville's affordable prices, VA loans can help you purchase with no money out of pocket.
Our No Money Down program offers $0 down payment for qualified buyers in Holtville. CalHFA programs provide down payment and closing cost assistance for first. time buyers, and Imperial County may offer additional local DPA options. Some areas of Holtville may also qualify for USDA loans with zero down, making homeownership accessible even with limited savings.
You can buy a Holtville home with as little as 3.5% down using an FHA loan, which means around $11,400 on a $325,000 home. However, many buyers qualify for down payment assistance or our No Money Down program, allowing you to purchase with $0 out of pocket. VA loans and USDA loans (in eligible areas) also offer zero down options.
You can qualify for an FHA loan in Holtville with a credit score as low as 580, or even 500 with a larger down payment. Most lenders prefer to see scores of 620 or higher for the best rates and program options. Given that Holtville is an entry. level market, many first. time buyer programs are designed to work with moderate credit scores.
Choose a lender experienced with Holtville's entry. level market who understands FHA loans and down payment assistance programs that are critical here. Look for someone who can explain CalHFA, county DPA programs, and zero. down options clearly, since most buyers in this price range need help maximizing their purchasing power. A local lender familiar with Imperial County will know which programs work best for homes under $450K and can guide first. time buyers through the process.
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