Mortgage broker serving King City, 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 King City buyers, we match your unique situation to the right program.
In King City's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your King City 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 King City home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in King City starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for King City 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 King City 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 King City 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: $832,750 |
| 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 $832,750 |
| 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 King City buyers. Most homes under $995K with competitive rates.
Strong FHA option in King City. Low down payment gets you into most properties here.
$0 down for King City veterans. VA loans cover all properties with no PMI required.
King City business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in King City. State assistance helps with down payment and closing costs.
Premium King City homes over $995K require jumbo loans. Less common but available for luxury properties.
King City sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for King City investors. Buy rentals in entity names.
Conforming refinance for King City homeowners. Best rates for loans under $995K.
FHA streamline refinance for King City. Easiest way to lower your existing FHA rate.
VA streamline refi for King City veterans. Fastest way to reduce your mortgage payment.
Turn King City home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for King City homeowners. Access equity without replacing first mortgage.
King City owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for King City investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for King City projects. Short-term financing for value-add investments.
Multifamily options for King City investors. Finance apartment buildings with commercial loans.
King City 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 King City buyers with qualifying income.
CalHFA programs popular in King City. State assistance helps with down payment and closing costs.
King City has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for King City buyers. Down payment assistance with no repayment.
King City family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for King City 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
King City sits in the Salinas Valley about 150 miles south of San Francisco in Monterey County. Population is 13,471, median household income $70,145. The homeownership rate here is 42.8%, which is low for California and tells you something important: this is a town where a lot of people rent, partly because ag workers move seasonally, partly because at $630K median home price, you need solid income and down payment to buy. But if you can qualify, you're getting Central Coast access without paying Santa Cruz or Carmel prices.
King City High School serves the area through the King City Joint Union High School District. The schools aren't going to blow you away with test scores, but they're stable and the district is one of the major employers in town, which means it's not going anywhere. If you're buying here with kids, you're probably prioritizing affordability and space over top-tier school ratings. The low homeownership rate means fewer families stay long-term compared to other California towns, so resale value depends more on the ag economy and commuter demand than on school district reputation. That's worth thinking about when you're deciding how long you plan to hold the property.
Here's the thing about King City: it's small enough that neighborhoods don't break out into distinct price tiers like you'd see in bigger towns. Downtown King City runs around $630K for what's available, mostly older homes near the historic business district along Broadway. You're looking at conventional loans if you've got 20% down, which is $126K on a median-priced home. FHA works if you can handle the $22K down payment plus closing costs, but with a $70K household income, you're right at the edge of what lenders will approve on a $630K purchase. The truth is, a lot of buyers here are either bringing family money for the down payment or they've sold property elsewhere and are downsizing into the area.
The commute to San Francisco is 149 minutes, which is basically undoable as a daily drive. Los Angeles is over four hours away. This isn't a commuter town for the Bay Area or anywhere else. You're buying here because you work locally in ag, healthcare, education, or government, or maybe you're retired and want affordable Central Coast living. Local transit exists but King City is a car town. The isolation is exactly why it stays affordable compared to Monterey or Salinas, where you'd pay $800K-$1M for similar square footage.
King City Joint Union High School District and Mee Memorial Hospital anchor the local economy with stable public sector and healthcare jobs. Agriculture-related businesses drive everything else here. This is Salinas Valley farmland, so packing houses, processing facilities, and farm operations employ a big chunk of the population. Monterey County government offices provide additional public sector work. The job market isn't diverse, and that affects your mortgage decision. If you lose a job here, your options are limited unless you're willing to commute an hour to Salinas or further. Lenders look at employment stability, and in a small ag-dependent town, that can work for you if you're established or against you if you're new to the area.
Common questions from King City 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 King City 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 King City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many King City buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified King City 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 King City 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 King City families purchase with minimal upfront cash.
2026 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most King City properties fall within conforming limits, maximizing your financing options.
For King City'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 King City. 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 King City. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in King City. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in King City 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 King City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many King City buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in King City. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in King City 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 King City 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 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most King City properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified King City 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 King City 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 King City families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in King City. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in King City. 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 King City'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 King City is $995,000 for 2026, which covers most homes in the area since the median price is around $630,000. This higher limit means you can use FHA financing with just 3.5% down on homes well above the typical price range. FHA loans are very competitive here and popular with first. time buyers throughout Monterey County.
You won't need a jumbo loan for most King City homes since the conforming loan limit is $995,000 and the median home price is $630,000. Even homes at the higher end of the typical $600K. $900K range fall comfortably within conventional loan limits. Only if you're buying above $995,000 would you need jumbo financing.
For 2026, Monterey County loan limits are $995,000 for conforming, FHA, and VA loans on single. family homes. These limits apply throughout the county, including King City, and cover the vast majority of home purchases in the area. The higher limits make it easier to use government. backed loans with lower down payments.
Yes, VA loans are very competitive in King City with a loan limit of $995,000, which covers nearly all homes in the market. If you're a qualified veteran or active. duty service member, you can buy with $0 down and no PMI. VA loans are an excellent option here given the typical home prices and strong veteran community.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in King City's market. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Monterey County housing programs designed for first. time and moderate. income buyers. With the median income at $70,145 and homes around $630,000, these programs can make a significant difference.
Down payments in King City can be as low as 0% with VA loans or our No Money Down program, 3.5% with FHA (about $22,000 on a $630,000 home), or 3% with conventional loans. For the median. priced home at $630,000, a conventional 5% down payment would be around $31,500. Your best option depends on your loan type, credit profile, and whether you qualify for assistance programs.
You can qualify for an FHA loan in King City with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a minimum of 620, though you'll get better rates with scores above 680. Given King City's balanced market and mix of first. time and move. up buyers, lenders here work with a wide range of credit profiles.
Choose a lender who understands King City's balanced market and can offer multiple loan options including FHA, VA, and conventional programs that work best at the $600K. $900K price range. Look for competitive rates, experience with down payment assistance programs, and someone who'll explain how different loan types affect your monthly payment on a typical $630,000 home. Local expertise matters since Monterey County's higher loan limits create opportunities that out. of. area lenders might miss.
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