Mortgage broker serving Imperial 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 Imperial Beach buyers, we match your unique situation to the right program.
The Imperial Beach market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Imperial 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 Imperial Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Imperial Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Imperial 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 Imperial 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 Imperial Beach 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Imperial Beach buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Imperial Beach. Low down payment gets you into most properties here.
$0 down for Imperial Beach veterans. VA loans cover all properties with no PMI required.
Imperial Beach business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Imperial Beach. State assistance helps with down payment and closing costs.
Premium Imperial Beach homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Imperial Beach sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Imperial Beach investors. Buy rentals in entity names.
Conforming refinance for Imperial Beach homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Imperial Beach. Easiest way to lower your existing FHA rate.
VA streamline refi for Imperial Beach veterans. Fastest way to reduce your mortgage payment.
Turn Imperial Beach home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Imperial Beach homeowners. Access equity without replacing first mortgage.
Imperial Beach owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Imperial Beach investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Imperial Beach projects. Short-term financing for value-add investments.
Multifamily options for Imperial Beach investors. Finance apartment buildings with commercial loans.
Imperial Beach investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Imperial Beach buyers with qualifying income.
CalHFA programs popular in Imperial Beach. State assistance helps with down payment and closing costs.
Imperial Beach has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Imperial Beach buyers. Down payment assistance with no repayment.
Imperial Beach family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Imperial Beach purchases. Family member income boosts 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
Imperial Beach sits at the absolute southern tip of San Diego County, right where California meets Mexico. Population is 20,430, median household income $83,029. The homeownership rate here is 65.8%, and at $854,500 median home price, you're paying a premium for that ocean access and San Diego address. This is one of the last coastal communities in San Diego County where you can still find homes under $900K, though that window is closing fast as buyers get priced out of nearby Coronado and Point Loma.
If you're buying with kids in mind, the school ratings here run middle of the pack for San Diego County. Mar Vista High, Imperial Beach Charter, and Bayside Elementary serve the community, and while they're not pulling the 9s and 10s you'll see in Carmel Valley, they're stable and improving. The compact nature of IB means your kids can walk or bike to school, which matters when you're juggling work schedules. For families, the real draw is the beach lifestyle at a price point that doesn't require a jumbo loan. That homeownership rate above 65% tells you people are buying to stay, not just rent and leave.
Here's the thing about IB. It's small, so you're not dealing with a dozen distinct neighborhoods like you would in Chula Vista. The Beachfront and Seacoast Drive area runs around $855K for properties with actual ocean views or beach access, and you'll need conventional financing with solid down payment since these are premium lots. Palm Avenue District, which is basically the main drag through town, sits at the same $855K median but you're getting more commercial mixed-use vibes and properties a few blocks back from the sand. Most buyers here are using conventional loans with 10-20% down. FHA works if you're under the county limit, but at $854K median you're bumping right up against those caps. The affordability play here is buying something that needs cosmetic work and using a renovation loan to build equity fast.
The commute to downtown San Diego runs about 21 minutes on I-5, which is shockingly reasonable for coastal California. La Jolla is 35 minutes if you're working in the biotech or university zones up there. You're also 10 minutes from the border crossing into Tijuana, which matters if you work cross-border or have family ties. Local transit connects you to the Trolley system, so you can ditch the car for work commutes if your job is along the Blue Line. The location keeps you connected to San Diego's job market without the $1.2M price tags you'll hit in Coronado or Point Loma.
City of Imperial Beach, Sweetwater Union High School District, and U.S. Border Patrol are the anchor employers here. Real talk, most IB residents commute to jobs elsewhere in San Diego County. The local economy runs on small business, tourism, and public sector work. Border Patrol has a significant presence given the location, and those federal jobs come with steady income that qualifies well for mortgages. The truth is you're not moving to IB for the job market. You're moving here because you want beach access and a San Diego address without completely blowing up your debt-to-income ratio. If you work remotely or have a flexible commute, that $854K median starts looking pretty good compared to $1.5M in Encinitas.
Common questions from Imperial 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 Imperial 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 Imperial 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 Imperial Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Imperial 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 Imperial 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 Imperial Beach families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Imperial Beach properties fall within conforming limits, maximizing your financing options.
For Imperial 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 Imperial 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 Imperial Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Imperial 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Imperial 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 Imperial 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 Imperial Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Imperial 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Imperial 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 Imperial 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 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Imperial Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Imperial 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 Imperial 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 Imperial Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Imperial Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Imperial 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 Imperial 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 Imperial Beach is $1,010,000 for 2026. This covers most homes in the area since the median price is around $855K, making FHA loans a competitive option for buyers who want lower down payments and more flexible credit requirements.
Most buyers in Imperial Beach won't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $855K. You'll only need a jumbo loan if you're purchasing a home above $1.1M, which represents the higher end of the local market.
For 2026 in San Diego County, the conforming loan limit is $1,100,000, the FHA limit is $1,010,000, and the VA loan limit is $1,100,000. These limits apply to Imperial Beach and cover the vast majority of homes available in the area.
Yes, VA loans are very competitive in Imperial Beach with a loan limit of $1,100,000, which covers virtually all homes in the area. VA loans offer 0% down payment for eligible veterans and service members, making them an excellent option given the $855K median home price.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus San Diego County offers various programs tailored to first. time and moderate. income buyers in the area.
Down payment requirements vary by loan type in Imperial Beach. Conventional loans typically require 3. 5% down ($25,650. $42,750 on an $855K home), FHA loans need 3.5% ($29,925), and VA loans offer 0% down for eligible veterans and service members.
Most lenders require a minimum credit score of 620 for conventional loans in Imperial Beach, while FHA loans can go as low as 580 (or even 500 with 10% down). With the median home price at $855K, having a score above 680 will help you secure better interest rates and loan terms.
Look for a lender experienced with Imperial Beach's market who can offer multiple loan options including conventional, FHA, and VA products. Compare rates and fees from at least three lenders, and choose one who understands the local market dynamics and can close on time in San Diego County's competitive environment.
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