Mortgage broker serving Indian Wells, 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 Indian Wells buyers, we match your unique situation to the right program.
Financing in Indian Wells's premium market demands lenders experienced with jumbo loans above $833K.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Indian Wells 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 Indian Wells home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Indian Wells starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Indian Wells 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 Indian Wells 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 Indian Wells homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $832,750 |
| 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 $832,750 |
| 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 Indian Wells home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Indian Wells prices often exceed $833K. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $833K get conforming financing. Split between conforming and jumbo in Indian Wells.
Self-employed? Indian Wells bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Indian Wells properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Indian Wells buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Indian Wells buyers can use FHA with 3.5% down. Limit is $690K.
Bridge financing for Indian Wells moves. Purchase before your current home sells.
Entity financing for Indian Wells investors. Purchase in LLC for asset protection.
Indian Wells loans under $833K get conforming refinance rates. Best rates available.
Access Indian Wells home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Indian Wells homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Indian Wells veterans. Lower your rate without appraisal or income docs.
Indian Wells home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Indian Wells homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Indian Wells can use DSCR financing. Rental income qualifies the loan.
Indian Wells rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Indian Wells apartment buildings. Commercial rates for larger properties.
Hard money financing for Indian Wells 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 Indian Wells buyers with qualifying income.
CalHFA programs can help Indian Wells first-time buyers. Check income limits for eligibility.
Indian Wells family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Indian Wells. Family member income helps qualification.
Check Indian Wells 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
Indian Wells sits in the Coachella Valley about 125 miles east of LA. Population is just 4,832, median household income $132,479. The homeownership rate here is 77.9%, and with a $1.9M median home price, this is strictly luxury territory. We're talking jumbo loans almost exclusively - conventional conforming loan limits top out at $806,500 in Riverside County, so you'll need at least 20% down on $1.5M+ just to get started here. This isn't a first-time buyer market. It's where successful professionals, retirees with serious equity, and second-home buyers land when they want resort living year-round.
Here's the thing about Indian Wells - it's not really a family-focused community in the traditional sense. Students attend schools in either Desert Sands Unified or Coachella Valley Unified, which means busing to nearby Palm Desert or other valley cities. The demographics skew heavily toward retirees and empty nesters, which is why you'll see that 77.9% ownership rate paired with a tiny population. If you're buying here with school-age kids, you're likely looking at private schools in the valley or you're prioritizing the resort lifestyle over walking distance to elementary school. Most buyers here are past the school years or their kids are grown. That affects resale too - your buyer pool will be similar when you sell.
Indian Wells Country Club runs around $1.9M for homes surrounding the country club facilities - you're paying for golf course access and the address. Eldorado Country Club hits similar numbers, another golf-centered community where the amenities justify jumbo financing. The Reserve is the most exclusive, gated and private, also hovering around $1.9M but with larger estates and more seclusion. All three neighborhoods require jumbo loans, and lenders will want to see strong income documentation, excellent credit (740+ gets you the best rates), and significant reserves. You're not getting an FHA loan approved here. Conventional jumbo is the standard, and if you're putting down 30-40%, you'll see better terms than the minimum 20%.
The commute to LA is 125 minutes on a decent traffic day, which tells you everything about who buys here. You're not commuting to LA for work. This is a destination city, not a bedroom community. Most residents either work locally in hospitality and resort management, run businesses remotely, or they're retired. Highway 111 runs through the valley connecting you to Palm Springs, Palm Desert, and the rest of the Coachella Valley, but there's no freeway access that makes daily commuting realistic. If your income depends on being in LA or Orange County regularly, the drive will get old fast. But if you can work from home or you're done working, that isolation is part of the appeal.
Indian Wells Tennis Garden is the big draw - it hosts the BNP Paribas Open and employs people year-round. Hyatt Regency Indian Wells, Renaissance Indian Wells, and Miramonte Resort are major hospitality employers, though those jobs don't typically support buying a $1.9M home here. The City of Indian Wells itself is a small employer. Real talk - most homeowners here don't work in Indian Wells. They made their money elsewhere, sold a home in a pricier California market, or they're drawing from retirement accounts and investment income. The local economy supports the lifestyle, but it's not generating the income that qualifies buyers for these mortgages. You're bringing the money with you.
Common questions from Indian Wells 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 Indian Wells 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 Indian Wells: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Indian Wells buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Indian Wells 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 Indian Wells 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 Indian Wells families purchase with minimal upfront cash.
2026 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Indian Wells properties fall within conforming limits, maximizing your financing options.
For Indian Wells'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 Indian Wells. 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 Indian Wells. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Indian Wells. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Indian Wells 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 Indian Wells: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Indian Wells buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Indian Wells. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Indian Wells 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 Indian Wells 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 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Indian Wells properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Indian Wells 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 Indian Wells 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 Indian Wells families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Indian Wells. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Indian Wells. 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 Indian Wells'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 Indian Wells is $690,000 for 2025. However, with the median home price at $1.9M, most properties here exceed FHA limits, making conventional or jumbo loans more practical options. FHA loans work best for the rare condos or smaller properties priced well below the area median.
Yes, you'll likely need a jumbo loan in Indian Wells since most homes are priced between $1.25M and $2M, well above the $833,000 conforming loan limit. If you're looking at properties under $833K, you can use a high. balance conforming loan with better rates and terms. Jumbo loans typically require 10. 20% down and stronger credit profiles.
For 2026, Riverside County's conforming loan limit is $833,000, with FHA at $690,000 and VA at $833,000. These limits apply countywide, though Indian Wells' premium market means most buyers here need financing above these thresholds. Loan limits are typically announced in November for the following year.
Yes, you can use a VA loan in Indian Wells with a limit of $833,000 and no down payment required. However, since most homes here are priced at $1.25M to $2M, you'd need a VA jumbo loan for the amount exceeding $833K, which requires a down payment on the difference. VA loans are excellent for eligible veterans and service members purchasing lower. priced properties or condos in the area.
Our No Money Down program offers $0 down payment for qualified buyers, which can be particularly helpful for those purchasing properties at the lower end of Indian Wells' market. Given the premium pricing here, most buyers won't qualify for traditional DPA programs due to income and price limits. CalHFA programs may assist with properties under $1M, though availability is limited in this price range.
For Indian Wells homes priced at $1.25M to $2M, you'll typically need 10. 20% down for a jumbo loan, which means $125,000 to $400,000. Conventional loans on rare properties under $833K require just 3. 5% down, while jumbo lenders prefer seeing 15. 20% to secure the best rates. Your down payment amount affects your interest rate and whether you'll need private mortgage insurance.
For Indian Wells' premium market, you'll want a credit score of at least 680. 700 for jumbo loans, though 740+ gets you the best rates on properties in the $1.25M. $2M range. Conventional loans on lower. priced properties accept scores as low as 620, but stronger credit means better terms. Given the loan amounts involved, lenders scrutinize credit history carefully in this market.
Choose a lender experienced with jumbo loans and Indian Wells' premium market, as they'll understand the unique requirements for properties in the $1.25M. $2M range. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with high. balance transactions in Riverside County. A local lender familiar with Indian Wells can often close faster and navigate any property. specific issues more smoothly.
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