Mortgage broker serving Imperial, 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 buyers, we match your unique situation to the right program.
First-time buyers in Imperial need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Imperial 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 home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Imperial starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Imperial 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 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 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA is the go-to for Imperial buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Imperial. VA loans are the best deal for eligible veterans.
Nearly all Imperial homes qualify for conforming loans. Best rates available for qualified buyers.
Imperial buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Imperial buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Imperial areas. Check rural designation by address.
Bridge loans available for Imperial transitions. Finance new purchase before selling.
Entity purchase programs for Imperial. LLC financing for investment properties.
Imperial FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Imperial refinances qualify as conforming. Competitive rates with quick approval.
Imperial veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Imperial homeowners with equity. Access funds for any purpose.
Imperial owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Imperial homeowners. Lump sum with fixed monthly payments.
Imperial rental properties qualify with DSCR. No personal income verification needed.
Imperial renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Imperial commercial. Fast financing for competitive markets.
Apartment financing in Imperial. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Imperial buyers with qualifying income.
Imperial buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Imperial. City programs plus CalHFA can cover most down payment.
Grant programs for Imperial first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Imperial areas. Check rural designation by address.
Gift of equity for Imperial family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Imperial buyers qualify. Add parent income to yours.
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 sits in the agricultural heart of Imperial County, about 10 miles north of the Mexican border and 90 miles east of [San Diego](/mortgage-loans-and-refinance-in-san-diego-ca). Population is 20,430, median household income $83,029. The homeownership rate here is 65.8%, right in line with California's homebuying culture. At $451K median home price, you're looking at a market that requires solid income documentation and good debt-to-income ratios. That $83K median income puts most local buyers right at the edge of conventional loan qualification for these price points.
The school situation here is straightforward and matters for your property value long-term. Imperial High School serves the whole city, Ben Hulse Elementary and Frank Wright Middle feed into it. These aren't the highest-rated schools in California, but they're stable and the district employs a big chunk of the local workforce. When you're buying in a smaller city like this, school stability matters more than ratings sometimes. Families who buy here tend to stay, which is why that ownership rate sits near 66%. Your neighbors aren't transient renters, they're people who qualified for mortgages and planted roots.
Here's the thing about Imperial. The market is pretty uniform at $451K median, centered around Downtown Imperial where you'll find the historic core and most of the housing stock. You're not dealing with a bunch of wildly different neighborhoods with different price tiers. Most properties here work well with conventional loans if you've got the 20% down and income to support it. FHA loans are common for first-time buyers who can't hit that 20% threshold but have steady employment with the school district or county. The consistency in pricing actually makes it easier to comp properties and get solid appraisals, which matters when you're trying to close a deal.
Real talk, the commute situation is rough if you're working in a major metro. Los Angeles is 204 minutes away, over three hours each way. San Diego is closer but still a serious haul. This isn't a commuter town for those cities. Most people who buy here work locally in agriculture, schools, county government, or retail. If you're remote or have local employment, that $451K price point makes sense with an $83K income. If you're planning to commute regularly to San Diego or LA, you need to factor that drive time into whether homeownership here actually improves your quality of life.
Imperial Unified School District is the big employer, which gives the local economy public sector stability and predictable income for mortgage qualification. Imperial County government offices are here too, more steady W-2 jobs that lenders love to see. Local agricultural businesses drive a lot of the regional economy, though that work can be seasonal which affects loan approval if that's your income source. Retail and service sector employers round things out. The job mix means most buyers here are showing tax returns and pay stubs from education, government, or ag-related work. Lenders will want to see two years of stable income in these sectors before approving you at these price points.
Common questions from Imperial 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 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: 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 buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Imperial 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 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 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 Imperial properties fall within conforming limits, maximizing your financing options.
For Imperial'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. 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. 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 Imperial. 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 Imperial 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: 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 buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Imperial. 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 Imperial 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 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 Imperial properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Imperial 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 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 families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Imperial. 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 Imperial. 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'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 is $541,000 for 2026, which covers most homes in the area since the median price is around $451,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments in Imperial County. You'll be able to finance nearly any home in the local market with just 3.5% down if your credit score is 580 or higher.
You won't need a jumbo loan in Imperial for the vast majority of homes. With conforming and VA loan limits at $833,000 and FHA at $541,000, nearly all properties in Imperial's $450K. $600K market fall well within standard loan limits. Jumbo loans would only be necessary for rare luxury properties significantly above the typical price range.
Imperial County's 2026 loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits easily accommodate Imperial's affordable housing market where most homes sell between $450,000 and $600,000. The higher VA and conforming limits give you plenty of flexibility even for above. average priced homes.
Yes, VA loans are an excellent option in Imperial with a generous $833,000 loan limit that covers all typical homes in the area. Veterans and active military can buy with $0 down, no mortgage insurance, and competitive rates on homes well above the $451,000 median price. VA loans are particularly valuable here since they help you avoid the upfront costs that can be challenging even in affordable markets.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Imperial's affordable market. You can also explore CalHFA programs that provide down payment and closing cost assistance with forgivable loans, and Imperial County may offer local first. time buyer grants. Many buyers successfully stack these programs to cover most or all upfront costs on homes in the $450K. $600K range.
You can buy a home in Imperial with as little as 3.5% down using an FHA loan (about $15,800 on a $451,000 home) or 3% down with Conventional 97 (around $13,500). VA. eligible buyers and those using our No Money Down program can purchase with $0 down. With median prices around $451,000, these low down payment options make homeownership achievable for first. time buyers and young families.
You can qualify for an FHA loan in Imperial with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a 620 minimum for standard programs, while VA loans often approve scores around 580. 600. Given Imperial's affordability and strong DPA options, don't let imperfect credit stop you from exploring your options.
Choose a lender experienced with Imperial County's affordable market who can maximize your buying power through FHA, VA, and down payment assistance programs. Look for someone who offers multiple loan options, explains how to stack DPA programs, and understands the needs of first. time buyers and credit rebuilders. Local expertise matters since Imperial's sub. $500K price point opens up strategies that wouldn't work in expensive California markets.
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