Mortgage broker serving La Habra, 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 La Habra buyers, we match your unique situation to the right program.
La Habra buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your La Habra 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 La Habra home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in La Habra starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for La Habra 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 La Habra 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 La Habra 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
Most La Habra homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in La Habra with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for La Habra first-timers. 3.5% down, 580 credit minimum.
Higher-end La Habra properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for La Habra's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for La Habra buyers.
Bridge loans help La Habra buyers compete. Make non-contingent offers while selling current home.
La Habra investment properties in LLC. Entity financing available for investors.
Most La Habra mortgages qualify for conforming refinance. Lower your rate under the limit.
La Habra homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in La Habra refinance with VA IRRRL. No appraisal, no income verification.
La Habra HELOC options for home equity access. Credit line with variable rate draw period.
La Habra FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for La Habra. Fixed payments unlike variable HELOC.
La Habra rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in La Habra use fix-and-flip financing. Purchase plus rehab in one loan.
La Habra apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in La Habra. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for La Habra buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for La Habra buyers.
Local La Habra DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
La Habra buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for La Habra family purchases. Parents selling to children at discount.
La Habra buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
La Habra sits right on the Orange County line, tucked between Brea and Whittier, about 25 miles southeast of downtown LA. Population is 62,904, median household income $93,801. The homeownership rate here is 57%, which is typical for Orange County where prices keep climbing. At $905K median, you're paying for that Orange County address, but here's the thing: you're getting it for about $200K-$300K less than Brea or Fullerton next door. For a household pulling in $90-95K, you'll need a solid down payment or dual incomes to qualify, but it's one of the more accessible entry points into OC.
The school situation is split between two districts, which matters when you're shopping for homes. La Habra City School District covers the elementary and middle years, with Ladera Palma Elementary and Sierra Vista Junior High serving most families. High schoolers go to Fullerton Joint Union High School District, either La Habra High or Sonora High depending on where you buy. Both high schools are solid, and the district stability means your property value isn't going to tank because of school performance issues. Families who buy here tend to stay through the school years, which is why you'll see established neighborhoods with longtime owners. When you're looking at a 30-year mortgage, knowing the schools won't be a problem five or ten years down the road matters for resale.
Most of La Habra trades around that $905K median, but where you buy affects your lot size and what you're getting for the money. Downtown La Habra runs close to $905K for older single-family homes, typically post-war construction with smaller lots but walkable access to the Depot Theatre and local shops along La Habra Boulevard. Conventional loans with 20% down work best here, though you'll see some buyers using 10% down conventional if their credit is strong. The areas near the La Habra Heights border also run around $905K, but you're trading walkability for bigger lots and hillside views as you get closer to the northern edge. These properties attract move-up buyers who've built equity elsewhere in Orange County. FHA loans are less common at this price point, but they're not impossible if you've got the income to support a $900K purchase.
The commute situation is what makes La Habra work for a lot of buyers. You're 38 minutes to downtown LA, 33 minutes to Irvine, 41 minutes to Long Beach. That puts you in range of major job centers without the two-hour daily grind. Imperial Highway runs east-west through town and connects you to the 5 and the 57, so you've got freeway access without living right on top of it. If you work in Orange County, the commute is reasonable. If you work in LA, you're looking at a drive but not the brutal slog you'd face from Riverside or San Bernardino. The time you save versus cheaper Inland Empire cities might be worth the higher mortgage payment, depending on what your time is worth to you.
The two school districts, La Habra City School District and Fullerton Joint Union High School District, are major employers here, which gives the area that public sector job stability. City of La Habra provides municipal jobs, and Imperial Highway has a retail and commercial strip that employs local residents. But real talk, most buyers working in La Habra aren't buying $905K homes on single teacher or retail salaries. The income levels here tell you most households have dual incomes or someone commuting to higher-paying jobs in Anaheim, Irvine, or LA. The local economy is steady but not booming, which keeps La Habra from hitting Brea or Yorba Linda price levels. That's actually good news if you're trying to get into Orange County without a tech salary.
Common questions from La Habra 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 La Habra 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 La Habra: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many La Habra buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified La Habra 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 La Habra 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 La Habra 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 La Habra properties fall within conforming limits, maximizing your financing options.
For La Habra'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 La Habra. 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 La Habra. 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 La Habra. 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 La Habra 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 La Habra: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many La Habra buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in La Habra. 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 La Habra 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 La Habra 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 La Habra properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified La Habra 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 La Habra 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 La Habra families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in La Habra. 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 La Habra. 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 La Habra'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 La Habra is $1,250,000 for 2025, which covers most homes in this Orange County community. With La Habra's median home price around $905,000, you'll find that FHA financing works well for the majority of properties here. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for first. time buyers in this upper. middle market area.
Most La Habra buyers won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $905,000. You'll only need jumbo financing if you're purchasing a home above $1.25 million, which represents the higher end of La Habra's market. For homes under that threshold, you can take advantage of conventional loans with better rates and more flexible terms than jumbo products offer.
For 2025, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are typically announced in late fall for the following year, so 2026 limits aren't yet available but historically increase with home price appreciation. La Habra buyers benefit from these higher Orange County limits, as they're well above the median home price of $905,000 in the area.
Yes, VA loans are available in La Habra with a loan limit of $1,250,000, which covers virtually all homes in this market. VA loans offer 0% down payment with no PMI for eligible veterans and service members, making them an excellent option given La Habra's median price of $905,000. If you're buying above the $1,250,000 limit, you'd need a down payment only on the amount exceeding that threshold.
Our No Money Down program offers $0 down payment for qualified buyers in La Habra, making homeownership accessible without needing years of savings. CalHFA programs are also available, offering down payment and closing cost assistance for first. time buyers and repeat buyers in Orange County. Given La Habra's median income of $93,801 and home prices around $905,000, these programs can bridge the gap for established professionals ready to buy but short on cash reserves.
Down payment requirements in La Habra vary by loan type: conventional loans typically need 3% to 20% ($27,000 to $181,000 on a $905,000 home), FHA requires 3.5% ($31,675), and VA or USDA offer 0% down for eligible buyers. If you're putting down less than 20% on a conventional loan, you'll pay PMI until you reach 20% equity. Many La Habra buyers in this upper. middle market aim for 10% to 20% down to balance monthly payments with upfront costs.
Most La Habra lenders require a minimum credit score of 620 for conventional loans, though you'll get better rates with scores above 700. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down, making them accessible for buyers still building credit. Given La Habra's median home price of $905,000, aiming for a 680+ score will help you qualify for competitive rates and keep your monthly payments manageable.
Look for a lender experienced with La Habra's upper. middle market who can handle loan amounts in the $900K to $1.25M range and explain your conventional versus jumbo options clearly. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with Orange County properties and local appraisal processes. The right lender will understand that many La Habra buyers are established professionals, often navigating larger loan amounts for the first time, and provide guidance tailored to your financial situation.
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