Mortgage broker serving Irvine, 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 Irvine buyers, we match your unique situation to the right program.
Irvine buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Irvine 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 Irvine home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Irvine starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Irvine 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 Irvine 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 Irvine 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 Irvine home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Irvine 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 Irvine.
Self-employed? Irvine bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Irvine properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Irvine buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Irvine buyers can use FHA with 3.5% down. Limit is $1.21M.
Bridge financing for Irvine moves. Purchase before your current home sells.
Entity financing for Irvine investors. Purchase in LLC for asset protection.
Irvine loans under $1.25M get conforming refinance rates. Best rates available.
Access Irvine home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Irvine homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Irvine veterans. Lower your rate without appraisal or income docs.
Irvine home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Irvine homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Irvine can use DSCR financing. Rental income qualifies the loan.
Irvine rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Irvine apartment buildings. Commercial rates for larger properties.
Hard money financing for Irvine 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 Irvine buyers with qualifying income.
CalHFA programs can help Irvine first-time buyers. Check income limits for eligibility.
Irvine family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Irvine. Family member income helps qualification.
Check Irvine 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
Irvine sits in the heart of Orange County, about 40 miles south of LA. Population is 304,527, median household income $122,948. The homeownership rate here is 43.9%, which is low for California but makes sense when you look at the numbers. At $1.58M median home price, you're looking at one of the most expensive markets in the state. But here's the thing: people pay the premium because Irvine delivers on schools, jobs, and long-term property value in a way few cities can match. If you can qualify for the mortgage, you're buying into one of the most stable real estate markets in Southern California.
The school ratings tell you why families stretch their budgets to buy here. University High and Northwood High both pull 9 ratings, Irvine High an 8, Rancho San Joaquin Middle a 9. These aren't just good scores, they're consistently high across the entire district, which is rare. When you're putting down $300K-$400K as a down payment, you want to know your investment is protected. Strong schools mean strong resale value, and Irvine's test scores have kept property values climbing even when other markets soften. Families who buy here tend to stay through high school graduation, which creates neighborhood stability that lenders like to see when underwriting loans.
Where you buy in Irvine determines whether you're looking at conventional, jumbo, or super jumbo financing. Northwood runs $1.3M-$1.9M with tree-lined streets and established homes, mostly conventional jumbo territory for families wanting that mature neighborhood feel. Woodbridge hits $1.2M-$1.8M, one of Irvine's older communities with lakes and rec centers, popular with buyers who've got 20% down and strong income documentation. Turtle Rock goes $1.4M-$2.2M, upscale master-planned with proximity to UCI, you'll need jumbo financing and probably $150K+ household income to qualify comfortably. Quail Hill pushes $1.6M-$2.5M for newer construction with views, that's super jumbo loan territory where you're showing significant assets beyond just income. University Park offers the entry point at $900K-$1.6M, mix of condos and homes near campus, conventional and jumbo loans both work depending on the property type.
You've got I-5, I-405, CA-73, and CA-133 all running through or near Irvine, which is part of what keeps property values high. Commute to LA runs about 50 minutes without traffic, Santa Monica 55 minutes, Long Beach just 37 minutes. The toll roads make a difference here. CA-73 costs you money but saves time, and when you're financing a $1.5M home, that commute flexibility matters for dual-income households trying to make the numbers work. OCTA buses and Metrolink give you options, but real talk, most people here are driving. The freeway access is why Irvine stays competitive with coastal cities that cost even more.
The job market is what justifies these home prices and makes lenders comfortable with the loan amounts. Blizzard Entertainment, Edwards Lifesciences, Broadcom, and Allergan all have major operations here, bringing high-paying tech and biotech jobs. UC Irvine employs thousands in education and research, Hoag Hospital adds healthcare stability. When underwriters see you work for one of these employers, they know you've got the income to support a jumbo loan. The concentration of white-collar jobs means most buyers here are showing W-2 income over $150K, often dual-income households pushing $200K-$300K combined. That's what it takes to qualify for these mortgages without being house-poor.
Common questions from Irvine 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 Irvine 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 Irvine: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Irvine buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Irvine 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 Irvine 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 Irvine 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 Irvine properties fall within conforming limits, maximizing your financing options.
For Irvine'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 Irvine. 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 Irvine. 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 Irvine. 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 Irvine 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 Irvine: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Irvine buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Irvine. 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 Irvine 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 Irvine 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 Irvine properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Irvine 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 Irvine 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 Irvine families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Irvine. 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 Irvine. 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 Irvine'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 2026 FHA loan limit for Irvine (Orange County) is $1.21M for a single-family home. This is a high-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
It depends on the property. Irvine's median home price is $1.58M, while the conforming loan limit is $1.25M. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
The 2026 Orange County loan limits are: FHA: $1.21M, VA: $1.25M, Conventional: $1.25M. Any loan amount above $1.25M is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Irvine with $0 down payment. The 2026 VA loan limit for Orange County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 5-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Irvine's median price of $1.58M, most buyers put down 15-20%.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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