Mortgage broker serving Irwindale, 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 Irwindale buyers, we match your unique situation to the right program.
Irwindale offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Irwindale 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 Irwindale home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Irwindale starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Irwindale 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 Irwindale 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 Irwindale 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 Irwindale buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Irwindale. Low down payment gets you into most properties here.
$0 down for Irwindale veterans. VA loans cover all properties with no PMI required.
Irwindale business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Irwindale. State assistance helps with down payment and closing costs.
Premium Irwindale homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Irwindale sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Irwindale investors. Buy rentals in entity names.
Conforming refinance for Irwindale homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Irwindale. Easiest way to lower your existing FHA rate.
VA streamline refi for Irwindale veterans. Fastest way to reduce your mortgage payment.
Turn Irwindale home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Irwindale homeowners. Access equity without replacing first mortgage.
Irwindale owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Irwindale investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Irwindale projects. Short-term financing for value-add investments.
Multifamily options for Irwindale investors. Finance apartment buildings with commercial loans.
Irwindale 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 Irwindale buyers with qualifying income.
CalHFA programs popular in Irwindale. State assistance helps with down payment and closing costs.
Irwindale has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Irwindale buyers. Down payment assistance with no repayment.
Irwindale family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Irwindale 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
Irwindale is a tiny industrial city in the San Gabriel Valley, about 20 miles east of downtown LA. Population is just 1,343, but median household income hits $101,181 and the homeownership rate is 81%. At $750K median home price, you're paying a premium for what's essentially a company town surrounded by quarries and breweries. The appeal here isn't schools or shopping, it's proximity to LA jobs while living in one of the most unusual residential pockets in Southern California.
Here's the thing about Irwindale: it's not really a family destination. The city doesn't have its own school district, so kids get bused to either Azusa Unified or Baldwin Park Unified depending on where you live. If schools are your priority, you're better off buying in Azusa or Baldwin Park directly and getting more house for your money. The handful of families who do buy here are usually tied to local employers or want that specific location between the 605 and 210 freeways. When you're looking at $750K, you need to know you're paying for location and job access, not the school ratings.
With only 1,343 residents, Irwindale doesn't have defined neighborhoods the way normal cities do. Most of the residential properties are scattered among industrial zones, and what's available at any given time is limited. When homes do hit the market around $750K, you're looking at conventional loans with 20% down or more, because lenders know the resale pool is small. The 81% homeownership rate tells you people stay put once they buy, which means inventory is tight. If you need quick liquidity or plan to move in a few years, the industrial character and tiny population make this a harder sell than comparable prices in Monrovia or Duarte.
The commute situation is actually the main selling point. You're 31 minutes to downtown LA, 47 to Santa Monica, 43 to Long Beach. The 605, 210, and 10 freeways all converge nearby, so you've got options depending on where you work. If you're pulling six figures at a job in LA or Orange County and want to cut your commute without paying $900K in Pasadena, Irwindale starts making sense. Local transit exists but let's be real, everyone here drives. The trade-off is living surrounded by quarries and industrial operations instead of tree-lined streets.
Miller Brewing Company is the big name, and rock and aggregate mining operations dominate the landscape. Most people who live here either work at one of the industrial facilities or commute out to higher-paying jobs elsewhere. That $101K median income is well above the state average, which tells you residents aren't working retail or service jobs locally. The city's tax base comes from industrial operations, not residential property taxes, so services are funded differently than typical suburbs. When you're financing a $750K home here, underwriters will want to see stable employment because the resale market is so limited.
Common questions from Irwindale 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 Irwindale 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 Irwindale: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Irwindale buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Irwindale 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 Irwindale 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 Irwindale families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Irwindale properties fall within conforming limits, maximizing your financing options.
For Irwindale'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 Irwindale. 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 Irwindale. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Irwindale. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Irwindale 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 Irwindale: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Irwindale buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Irwindale. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Irwindale 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 Irwindale 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Irwindale properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Irwindale 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 Irwindale 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 Irwindale families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Irwindale. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Irwindale. 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 Irwindale'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 Irwindale is $1,250,000 for 2025, which covers most homes in the area since the median price is around $750,000. This higher limit reflects Los Angeles County's designation as a high. cost area. You can purchase a typical Irwindale home with as little as 3.5% down using an FHA loan.
Most buyers in Irwindale won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $750,000. You'll only need a jumbo loan if you're purchasing a home above $1.25 million. The majority of homes in Irwindale fall well within conventional and FHA loan limits.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Irwindale and reflect the county's high. cost area status. The 2026 limits typically get announced in November 2025, and they're usually adjusted based on home price trends.
Yes, VA loans are very competitive in Irwindale with a loan limit of $1,250,000, which covers virtually all homes in the area. Eligible veterans and service members can purchase with $0 down and no monthly mortgage insurance. VA loans are an excellent option for the typical $600K. $900K homes you'll find in Irwindale.
Our No Money Down program offers $0 down payment for qualified buyers in Irwindale. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as Los Angeles County programs designed for first. time and moderate. income buyers. With a median income of $101,181, many Irwindale buyers qualify for multiple assistance options.
Down payments in Irwindale vary by loan type. Conventional loans typically require 3. 5% down ($22,500. $37,500 on a $750,000 home), FHA loans need 3.5% down, and VA loans offer $0 down for eligible veterans. With down payment assistance programs, you may be able to reduce or eliminate your upfront costs entirely.
Most lenders require a minimum credit score of 620 for conventional loans in Irwindale, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. VA loans are also flexible with credit requirements for eligible service members.
Look for a lender experienced with Irwindale's balanced market and the $600K. $900K price range who can offer multiple loan options including conventional, FHA, and VA. Compare rates, but also consider responsiveness and expertise with down payment assistance programs that can help you save thousands. A local lender familiar with Los Angeles County will understand the specific programs and timelines that work best in this market.
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