Mortgage broker serving Huntington 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 Huntington Beach buyers, we match your unique situation to the right program.
Huntington Beach buyers face financing complexity with many properties exceeding 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 Huntington 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 Huntington Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Huntington Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Huntington 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 Huntington 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 Huntington Beach homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| 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 Huntington Beach home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Huntington Beach prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Huntington Beach.
Self-employed? Huntington Beach bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Huntington Beach properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Huntington Beach buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Huntington Beach buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Huntington Beach moves. Purchase before your current home sells.
Entity financing for Huntington Beach investors. Purchase in LLC for asset protection.
Huntington Beach loans under $1.25M get conforming refinance rates. Best rates available.
Access Huntington Beach home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Huntington Beach homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Huntington Beach veterans. Lower your rate without appraisal or income docs.
Huntington Beach home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Huntington Beach homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Huntington Beach can use DSCR financing. Rental income qualifies the loan.
Huntington Beach rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Huntington Beach apartment buildings. Commercial rates for larger properties.
Hard money financing for Huntington Beach commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Huntington Beach buyers with qualifying income.
CalHFA programs can help Huntington Beach first-time buyers. Check income limits for eligibility.
Huntington Beach family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Huntington Beach. Family member income helps qualification.
Check Huntington Beach city programs for additional DPA. May stack with CalHFA for more help.
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
Huntington Beach sits right on the Orange County coast about 35 miles south of LA. Population is 197,481, median household income $114,747. The homeownership rate here is 55.7%, lower than California's average, and that tells you something important. At $1.378M median home price, you're looking at one of the pricier beach cities in the state. A household pulling in that $115K median needs to get creative with financing or bring serious cash to make the numbers work on a typical home here.
If you're buying with kids in mind, you've got four main high schools to consider. Huntington Beach High and Edison High are the bigger names, Marina High serves the harbor area, and Ocean View High is on the north side. The district has a solid reputation across the board, which matters because that school quality is baked into every price you'll see. Families who buy here tend to stay put through the school years, and that stability shows up in resale values. When you're financing a $1.4M purchase, knowing the schools will hold their appeal matters for protecting your investment down the road.
Here's the thing about Huntington Beach. The whole city runs around $1.4M median, but what you get for that money varies a lot. Downtown Huntington Beach near Main Street and the pier puts you in the middle of surf culture and walkable beach life, $1.4M gets you proximity but not always square footage. Bolsa Chica up north sits next to the wetlands and state beach, same price point but you're trading some of the action for ecological views and quieter streets. Huntington Harbour is where the real money shows up, waterfront homes with private boat docks still averaging $1.4M on the low end but climbing fast from there. Most buyers here use conventional jumbo loans since you're well past conforming limits. If you can swing 20% down, you're looking at $275K cash just to start the conversation.
The commute situation actually works in your favor if you're employed in Orange County. Irvine is 26 minutes, which puts you close to the county's biggest job center without the commute eating your life. Long Beach runs 37 minutes if you're working in that direction. LA proper is 55 minutes, Santa Monica 58 minutes, so you can make those work if the job justifies the price tag. The truth is, most people buying here either work in Orange County or they've decided the beach lifestyle is worth whatever commute they're facing. You're paying a premium to live on the coast, and that drive time is part of the calculation when you're figuring out if the mortgage payment makes sense.
Boeing used to be the big name here, but that presence has shrunk over the years. These days the largest employers are the school districts, Huntington Beach City School District and Huntington Beach Union High School District, plus the City of Huntington Beach itself. Quiksilver and Boardriders have their headquarters here, which fits the surf culture brand. But real talk, a lot of buyers financing homes at this price point work elsewhere in Orange County or LA and choose Huntington Beach for the lifestyle. The local job market is steady but it's not driving these home prices. What's driving prices is the beach, the schools, and the fact that coastal California real estate just doesn't get cheaper.
Common questions from Huntington 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 Huntington 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 Huntington 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 Huntington Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Huntington 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 Huntington 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 Huntington Beach families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Huntington Beach properties fall within conforming limits, maximizing your financing options.
For Huntington 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 Huntington 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 Huntington Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Huntington 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Huntington 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 Huntington 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 Huntington Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Huntington 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Huntington 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 Huntington 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Huntington Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Huntington 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 Huntington 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 Huntington Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Huntington Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Huntington 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 Huntington 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 Huntington Beach is $1,250,000 for 2025. This high. balance limit covers many homes in the area, though with median prices around $1.4M, you'll find properties both within and above this threshold. FHA loans require just 3.5% down with a 580+ credit score, making them accessible for qualified buyers in Orange County's coastal market.
You'll need a jumbo loan for homes priced above $1,250,000 in Huntington Beach, which includes many properties given the $1.4M median price. Since homes here typically range from $1.25M to $2M, expect a mix of high. balance conforming loans (up to $1.25M) and jumbo financing for higher. priced properties. Jumbo loans generally require larger down payments (typically 10. 20%) and stronger credit profiles than conforming loans.
For 2025, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often adjust based on home price trends. Given Huntington Beach's premium coastal market, these high. balance limits are essential for most buyers in the area.
Yes, VA loans are available in Huntington Beach with a loan limit of $1,250,000 for zero. down financing. For homes priced above that amount, eligible veterans can still use a VA jumbo loan with a down payment on the amount exceeding $1.25M. With many Huntington Beach homes near or above this threshold, VA buyers should work with lenders experienced in high. balance and jumbo VA financing.
Our No Money Down program offers $0 down payment for qualified buyers in Huntington Beach's premium market. CalHFA programs like MyHome Assistance provide down payment and closing cost help for first. time buyers, though income limits may restrict eligibility given the area's pricing. Orange County also offers targeted assistance programs, but with median prices at $1.4M, most dual. income professional buyers here rely on conventional financing with standard down payments.
For Huntington Beach's $1.4M median price, expect to put down $70,000 to $140,000 (5. 10%) with conventional financing, or as little as 3% ($42,000) if you qualify for a conforming loan on lower. priced properties. Jumbo loans for homes above $1.25M typically require 10. 20% down, meaning $125,000 to $250,000 on a $1.25M purchase. Many upgrading buyers here use equity from their previous homes to meet these down payment requirements.
You'll generally need a minimum credit score of 620 for conventional loans in Huntington Beach, though 680. 700+ is more competitive for the area's premium pricing. Jumbo loans for properties above $1.25M typically require 700. 720 or higher, along with strong income documentation and reserves. FHA loans accept scores as low as 580, but with median prices at $1.4M, most buyers here use conventional or jumbo financing that demands stronger credit profiles.
Choose a lender experienced with Huntington Beach's premium coastal market and comfortable handling both high. balance conforming loans (up to $1.25M) and jumbo financing. Look for competitive rates on larger loan amounts, clear communication about complex scenarios, and proven ability to close on time in Orange County's competitive market. The right lender should understand the needs of dual. income professionals and offer tailored solutions for properties in the $1.25M. $2M range.
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