Mortgage broker serving Isleton, 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 Isleton buyers, we match your unique situation to the right program.
Isleton offers entry into California homeownership with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Isleton 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 Isleton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Isleton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Isleton 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 Isleton 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 Isleton 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Isleton buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Isleton. Zero down payment for rural properties. Income limits apply.
Most Isleton buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Isleton. Stack programs for maximum assistance.
VA loans are perfect for Isleton. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Isleton. Combine city, county, and state programs.
Every Isleton home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Isleton owners transition between homes. Short-term gap financing.
Isleton investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Isleton. Lower your rate with minimal paperwork.
Most Isleton refinances use FHA streamline. No appraisal, no income docs, fast closing.
Isleton veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Isleton properties. Straightforward rate-and-term refi.
Cash-out refinance available for Isleton homeowners. Convert equity to cash for any need.
Home equity loans available in Isleton. Fixed rate second mortgage against equity.
Investment properties in Isleton use DSCR loans. Rental income drives qualification.
Rehab loans available in Isleton. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Isleton deals. Fast closing for investment properties.
Isleton apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Isleton buyers with qualifying income.
USDA loans are ideal for Isleton. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Isleton. Stack programs for maximum assistance.
Maximum local DPA available in Isleton. Combine city, county, and state programs.
Maximum grant assistance for Isleton. Elite and local programs reduce buyer costs.
Gift of equity works for Isleton family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Isleton buyers. Family member can help you qualify.
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
Isleton sits on the Sacramento River in the Delta, about 45 minutes south of Sacramento. Population is just 538, median household income $52,321. The homeownership rate here is 65.6%, and at $252K median home price, you're looking at one of the most affordable entry points in the greater Sacramento region. For a household earning around $50K, this is one of the few places where you can actually qualify for a mortgage on a home without stretching yourself dangerously thin.
Here's the thing about Isleton. You're not moving here for a sprawling school district. Kids in the area attend Delta Elementary and Rio Vista High School, which serves the broader Delta region. The tiny population means you won't find multiple school options to choose from, and that matters if you've got kids or plan to have them. But the trade-off is affordability that's nearly impossible to find anywhere else in the Sacramento metro. If your priority is getting into a home you can actually afford rather than chasing top-rated schools, that $252K median price point makes Isleton worth a serious look.
Historic Downtown runs along the Sacramento River and makes up most of the residential area, with homes hovering right around that $252K median. You're looking at older properties, many dating back to Isleton's early 20th century peak as a Delta hub. FHA loans work well here since you're typically dealing with lower price points and buyers who need that 3.5% down option. The housing stock is older, so you'll want a solid inspection and maybe budget for repairs down the line. But that's also why you can buy here for half what you'd pay in Elk Grove or Folsom. The small population means limited inventory, so when something decent hits the market, you need to move fast.
The commute to Sacramento takes about 45 minutes, Roseville about 64 minutes. You're not hopping on a freeway here. You're taking two-lane roads through Delta farmland, which means your drive time is pretty consistent but not fast. Local transit exists but it's limited given the population size. Real talk, most people who buy in Isleton either work locally in agriculture or hospitality, work remotely, or they've accepted that commute as the price for affordable housing. If you're commuting daily to a Sacramento office job, factor that drive into your quality of life calculation. If you work from home or locally, you're getting a mortgage payment that's $1,000+ less per month than you'd pay closer to the city.
The job base here is agriculture, hospitality, and whatever Sacramento County government positions are nearby. Local farming operations employ people year-round, and the restaurants and small businesses along the waterfront provide service jobs. It's not a deep employment market, and that's reflected in the $52K median household income. Most buyers here work in the broader Delta region or make the commute to Sacramento for higher-paying jobs. The upside is that $252K median home price means you don't need a six-figure household income to qualify. A couple both working full-time at modest wages can actually get approved for a conventional or FHA loan here, which is increasingly rare in California.
Common questions from Isleton 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 Isleton 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 Isleton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Isleton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Isleton 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 Isleton 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 Isleton families purchase with minimal upfront cash.
2026 Sacramento County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Isleton properties fall within conforming limits, maximizing your financing options.
For Isleton'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 Isleton. 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 Isleton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sacramento County, and structure your purchase to minimize upfront costs.
You still have options in Isleton. 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 Sacramento County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Isleton 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 Isleton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Isleton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Isleton. 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 Sacramento County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Isleton 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 Isleton 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 Sacramento County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Isleton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Isleton 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 Isleton 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 Isleton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Isleton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sacramento County, and structure your purchase to minimize upfront costs.
You still have options in Isleton. 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 Isleton'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 Isleton is $765,000 for 2025. Since Isleton's median home price is around $252,000, FHA loans easily cover most properties in this affordable rural community. This makes FHA an excellent option for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan in Isleton. With a median home price of $252,000 and conforming loan limits at $833,000, virtually all homes here fall well below the threshold. Standard conventional, FHA, and USDA loans will cover your purchase.
For 2025, Sacramento County's loan limits are $833,000 for conforming and VA loans, and $765,000 for FHA loans. These limits apply to Isleton and cover all homes in this budget. friendly market. USDA loans don't have a set maximum but are based on your income and the home's appraised value.
Yes, you can absolutely get a VA loan in Isleton with a loan limit of $833,000. Veterans and active military can buy here with $0 down and no mortgage insurance, which is perfect for Isleton's affordable $252,000 median home price. VA loans are one of the best options for eligible buyers in this market.
Our No Money Down program offers $0 down payment for qualified buyers in Isleton. You can also access USDA loans with zero down for rural properties, CalHFA programs offering down payment and closing cost assistance, and Sacramento County DPA programs. Given Isleton's rural location and affordable prices, USDA financing is often the best fit for many buyers here.
You can buy a home in Isleton with as little as $0 down using USDA or VA loans, or 3.5% down with FHA (around $8,800 on a $252,000 home). Conventional loans require 3% to 5% down, but pairing any loan with down payment assistance can get you to zero out. of. pocket. With homes priced well under $300,000, your upfront costs remain very manageable.
You can qualify for a home in Isleton with a credit score as low as 580 for FHA loans or 640 for USDA loans. Conventional loans typically require 620 or higher, while VA loans are often approved with scores around 580 to 600. Many first. time buyers in this price range successfully purchase with scores in the 600s.
Choose a lender experienced with USDA and FHA loans, since these are ideal for Isleton's rural, affordable market. Look for someone who understands down payment assistance programs and can help you navigate zero. down options. A local lender familiar with Sacramento County's rural communities will provide the best guidance for your specific situation.
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