Mortgage broker serving Huron, 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 Huron buyers, we match your unique situation to the right program.
First-time buyers in Huron can achieve homeownership with low down payment programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Huron 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 Huron home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Huron starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Huron 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 Huron 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 Huron 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 Huron buyers, income-qualified |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Huron. Zero down payment for rural properties. Income limits apply.
Most Huron buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Huron. Stack programs for maximum assistance.
VA loans are perfect for Huron. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Huron. Combine city, county, and state programs.
Every Huron home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Huron owners transition between homes. Short-term gap financing.
Huron investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Huron. Lower your rate with minimal paperwork.
Most Huron refinances use FHA streamline. No appraisal, no income docs, fast closing.
Huron veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Huron properties. Straightforward rate-and-term refi.
Cash-out refinance available for Huron homeowners. Convert equity to cash for any need.
Home equity loans available in Huron. Fixed rate second mortgage against equity.
Investment properties in Huron use DSCR loans. Rental income drives qualification.
Rehab loans available in Huron. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Huron deals. Fast closing for investment properties.
Huron apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Huron buyers with qualifying income.
USDA loans are ideal for Huron. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Huron. Stack programs for maximum assistance.
Maximum local DPA available in Huron. Combine city, county, and state programs.
Maximum grant assistance for Huron. Elite and local programs reduce buyer costs.
Gift of equity works for Huron family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Huron buyers. Family member can help you qualify.
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
Huron sits in the heart of the Central Valley about 58 minutes west of Fresno. Population is 6,260, median household income $43,664. Here's the thing about Huron: the homeownership rate is just 22.5%, which tells you this is primarily a renter community, but that also means there's less competition when you're ready to buy. At $205K median home price, you're looking at one of the most affordable markets in California where a household earning in the $40K range can actually qualify for a mortgage with the right loan program.
The school situation is pretty straightforward here. Huron Elementary scores a 6, John Muir Middle a 5, Huron High a 6. These aren't the highest ratings in the state, but they're stable and serve a community where most families work in agriculture. If you're buying with kids, the low homeownership rate means fewer families stick around long-term, which can affect school funding and programs. But it also means less competition for homes near the better-rated schools. The district is small and tightly connected to the community, which matters if you want your kids in a place where teachers know every student by name.
Where you buy in Huron directly affects what loan type you'll use. Central Huron runs $80K-$220K, mostly mid-century homes on older streets with easy access to everything. FHA loans dominate here because the low prices and condition of some properties make conventional financing harder. West Huron goes $90K-$240K, slightly newer builds with bigger lots that attract families wanting space. This is where you'll see more conventional loans if buyers have decent credit and down payment saved. East Huron sits at $70K-$210K, established area near schools with tree-lined streets and a mix of housing styles. USDA loans can work throughout Huron since it qualifies as a rural area, which means zero down for eligible buyers. The whole town is small enough that you're never more than five minutes from anything.
Fresno is 58 minutes east on CA-198 and CA-41, which is your main connection to bigger city amenities and job markets. Bakersfield runs 92 minutes south if you need to head that direction. Real talk: most people who buy in Huron work locally in agriculture or related industries. The commute to Fresno isn't terrible if you've got a job there, but the reason Huron stays this affordable is because it's isolated and job options are limited. If you work remotely or in ag, you're getting California homeownership at prices that disappeared everywhere else twenty years ago.
This is an agricultural economy, plain and simple. Reef-Sunset Unified School District is the largest employer, followed by major ag operations like Olam Spices, Harris Ranch Beef Company, and Wonderful Pistachios & Almonds. City of Huron and Fresno County government add some public sector stability. The job mix is heavily weighted toward agriculture, food processing, and education. Most buyers here work in these industries or commute to Fresno for better-paying jobs. The low median income of $43,664 explains why prices stay low and why loan programs like FHA and USDA are so important for getting people into homes. If you're in agriculture and want to own instead of rent, Huron makes the math work.
Common questions from Huron 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 Huron 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 Huron: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Huron buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Huron 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 Huron 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 Huron families purchase with minimal upfront cash.
2026 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Huron properties fall within conforming limits, maximizing your financing options.
For Huron'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 Huron. 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 Huron. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Huron. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Huron 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 Huron: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Huron buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Huron. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Huron 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 Huron 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 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Huron properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Huron 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 Huron 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 Huron families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Huron. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Huron. 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 Huron'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 Huron is $541,000 for 2025. Since Huron's median home price is around $205,000, FHA loans easily cover most properties in the area. This makes FHA an excellent option for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan in Huron. With a median home price of $205,000 and conforming loan limits at $833,000, virtually all homes fall well within conventional loan limits. Most buyers here use FHA, USDA, or conventional financing with standard rates.
For 2025, Fresno County loan limits are $541,000 for FHA, $833,000 for VA, and $833,000 for conforming conventional loans. These limits are more than sufficient for Huron's affordable market. Final 2026 limits will be announced in late 2025, but significant changes aren't expected for this area.
Yes, VA loans are available in Huron with a loan limit of $833,000, which covers all local properties. If you're a veteran or active military, VA loans offer 0% down with no mortgage insurance. This can be a great option for eligible buyers in Huron's affordable market.
Our No Money Down program offers $0 down payment for qualified buyers in Huron. You can also access USDA loans with zero down for rural properties, CalHFA programs offering 3.5% down payment assistance, and Fresno County housing programs. Given Huron's rural location and median income of $43,664, USDA financing is often the best fit.
You can buy a home in Huron with as little as $0 down through USDA or VA loans if you qualify. FHA loans require just 3.5% down (about $7,175 on a $205,000 home), and conventional loans typically need 3. 5% down. Down payment assistance programs can help cover these costs.
You can qualify for an FHA loan in Huron with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum, while conventional loans prefer 620 or higher. Many Huron buyers successfully purchase homes in the 580. 640 range using FHA financing.
Look for a lender experienced with Huron's rural market who understands USDA and FHA programs that work best here. They should offer multiple low. down. payment options, explain down payment assistance clearly, and have experience with first. time buyers. Local knowledge of Fresno County programs and quick pre. approval turnaround are essential.
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