Mortgage broker serving La Habra Heights, 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 Heights buyers, we match your unique situation to the right program.
La Habra Heights's luxury market requires specialized jumbo financing expertise for properties well above the $1.25M conforming limit.
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 Heights 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 Heights home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in La Habra Heights starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for La Habra Heights 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 Heights 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 Heights homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 La Habra Heights home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With La Habra Heights's $2.4M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in La Habra Heights qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy La Habra Heights buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some La Habra Heights condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
La Habra Heights veterans get zero down with no loan limit. Best benefit for luxury purchases.
La Habra Heights buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for La Habra Heights investment properties. Buy in entity name for liability protection.
Pull equity from your La Habra Heights home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for La Habra Heights properties under the limit. Most will need jumbo refinancing.
La Habra Heights owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in La Habra Heights. Lump sum with predictable payments.
La Habra Heights veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for La Habra Heights properties. Access equity right after closing.
DSCR loans for La Habra Heights investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for La Habra Heights investors. Finance purchase plus renovation costs.
La Habra Heights apartment investors use multifamily loans. Commercial financing for 5+ units.
La Habra Heights commercial investors use hard money. Quick closing for time-sensitive 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 Heights buyers with qualifying income.
CalHFA down payment help available for La Habra Heights first-time buyers. Income limits may restrict use.
Gift of equity for La Habra Heights family sales. Equity counts as down payment in related transactions.
La Habra Heights buyers can add parent as co-borrower. Combined income qualifies for higher amount.
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 Heights sits in the Puente Hills of Los Angeles County, about 20 miles southeast of downtown LA. Population is 62,904, median household income $93,801. The homeownership rate here is 57%, and at $2.45M median home price, you're looking at one of Southern California's premium hillside communities. This isn't entry-level territory. You'll need substantial income or equity to qualify here, but what you're buying is space, privacy, and horse property minutes from major job centers.
Los Altos High pulls an 8 rating, Las Lomas Elementary also an 8, with La Habra High and Pueblo Elementary both at 7. These are solid public schools that help justify the price tags you're paying. When you're dropping $2M-plus on a home, school quality matters for resale even if you don't have kids. Families who buy here tend to stay long-term, which keeps the neighborhoods stable. The schools aren't the only draw, but they're part of the package that makes these prices stick in a market where buyers have plenty of options in this price range.
Where you buy determines lot size and what kind of financing you'll need. Hacienda Road Area runs $2.2M-$2.8M with large estate properties on expansive lots, and you're looking at jumbo loans across the board here. East Road Corridor offers $2.1M-$2.6M custom-built homes, many with equestrian facilities on multi-acre lots, same jumbo loan territory. Turnbull Canyon Estates is the high end at $2.5M-$3.2M, gated and exclusive with city light views, where you'll need strong income documentation and probably 20-25% down to make the numbers work. Powder Canyon runs $2.0M-$2.4M, known for horse properties and that country club feel. All of these neighborhoods require jumbo financing, and lenders will want to see excellent credit and substantial reserves given the loan amounts involved.
The commute to downtown LA runs about 33 minutes, Santa Monica 47 minutes, Irvine 42 minutes, Long Beach 44 minutes. Here's the thing: you're paying premium prices partly because you get hillside living without being stuck in the far suburbs. You're close enough to major employment centers that the commute doesn't kill you, but far enough out to get acreage and horse property. That balance is exactly why these prices hold up. If you work in Orange County or LA and want land without moving to the High Desert or Riverside County, this is one of the spots that makes sense even at $2M-plus.
The City of La Habra Heights itself is small, along with LA County Fire Station 48 providing local public sector jobs. Whittier Union High School District, Presbyterian Intercommunity Hospital, and Rio Hondo College are nearby major employers. But real talk, most people buying here aren't working locally. You're looking at professionals commuting to LA, Orange County, or Long Beach, plus business owners and retirees who've built equity elsewhere. The local economy supports the lifestyle with equestrian facilities and training centers, but the mortgage math only works if you're bringing income from outside the immediate area or you've got serious equity from a previous sale.
Common questions from La Habra Heights 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 Heights 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 Heights: 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 Heights buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified La Habra Heights 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 Heights 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 Heights 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 La Habra Heights properties fall within conforming limits, maximizing your financing options.
For La Habra Heights'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 Heights. 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 Heights. 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 La Habra Heights. 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 La Habra Heights 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 Heights: 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 Heights buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in La Habra Heights. 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 La Habra Heights 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 Heights 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 La Habra Heights properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified La Habra Heights 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 Heights 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 Heights families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in La Habra Heights. 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 La Habra Heights. 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 Heights'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 Heights is $1,250,000 for 2025. However, with median home prices around $2.4M in this luxury community, most properties exceed FHA limits and require jumbo financing. FHA loans aren't commonly used here given the price point and typical buyer profile.
Yes, you'll almost certainly need a jumbo loan in La Habra Heights since homes typically range from $2M to $3M. With the conforming loan limit at $1,250,000, any mortgage above that amount requires jumbo financing. Many properties here actually require super. jumbo loans exceeding $2M.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet but are typically released in November 2025. Given La Habra Heights' $2.4M median price, most buyers here need jumbo loans regardless of the conforming limit.
While VA loans are available in La Habra Heights with a limit of $1,250,000, they won't cover most homes here given the $2.4M median price. If you're a veteran or active military member, you can use a VA jumbo loan which combines the VA guarantee with jumbo financing. You'll need strong financials since most properties require loans well above the standard VA limit.
Our No Money Down program offers $0 down payment for qualified buyers. However, given La Habra Heights' luxury market with $2M+ homes, down payment assistance programs like CalHFA generally aren't applicable or practical. Most buyers in this price range make substantial down payments of 20% or more to secure favorable jumbo loan terms.
For La Habra Heights' luxury market, you'll typically need 20% down or more, which means $480,000+ on a $2.4M median. priced home. Jumbo lenders often require larger down payments to offset risk, and putting down 20% or more helps you secure better rates and avoid PMI. Some buyers make even larger down payments of 25. 30% to strengthen their financing.
You'll need a credit score of at least 700 for jumbo financing in La Habra Heights, though 740+ is preferred for the best rates. Given the luxury price point and typical loan amounts of $2M+, most lenders expect strong credit profiles from buyers. Executives and high. income professionals in this market typically have scores well above 740.
Choose a lender with extensive jumbo loan experience who understands La Habra Heights' luxury market and can handle complex income scenarios like stock compensation and executive benefits. You'll want someone who can pre. approve you quickly for $2M+ properties and has relationships with jumbo loan investors. Compare rates, but also prioritize expertise since jumbo financing requires more sophisticated underwriting than conventional loans.
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