Mortgage broker serving La Mirada, 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 Mirada buyers, we match your unique situation to the right program.
La Mirada's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your La Mirada 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 Mirada home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in La Mirada starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for La Mirada 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 Mirada 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 Mirada 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 La Mirada buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in La Mirada. Low down payment gets you into most properties here.
$0 down for La Mirada veterans. VA loans cover all properties with no PMI required.
La Mirada business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in La Mirada. State assistance helps with down payment and closing costs.
Premium La Mirada homes over $1.25M require jumbo loans. Less common but available for luxury properties.
La Mirada sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for La Mirada investors. Buy rentals in entity names.
Conforming refinance for La Mirada homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for La Mirada. Easiest way to lower your existing FHA rate.
VA streamline refi for La Mirada veterans. Fastest way to reduce your mortgage payment.
Turn La Mirada home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for La Mirada homeowners. Access equity without replacing first mortgage.
La Mirada owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for La Mirada investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for La Mirada projects. Short-term financing for value-add investments.
Multifamily options for La Mirada investors. Finance apartment buildings with commercial loans.
La Mirada 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 La Mirada buyers with qualifying income.
CalHFA programs popular in La Mirada. State assistance helps with down payment and closing costs.
La Mirada has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for La Mirada buyers. Down payment assistance with no repayment.
La Mirada family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for La Mirada 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
La Mirada sits right where LA County meets Orange County, about 20 miles southeast of downtown LA. Population is 47,644, median household income $104,130. The homeownership rate here is 76.4%, which tells you something important - people who buy here tend to stay. At $885K median home price, you're looking at a solidly middle-to-upper-middle-class suburb where a household pulling in six figures can still qualify for a conventional loan without stretching into jumbo territory, though you'll be close to that $766,550 conforming limit depending on what you buy.
The school ratings here are legitimately strong and that matters for both your quality of life and your resale value down the road. La Mirada High pulls an 8, Beatrice Kroesen Middle an 8, Escalona Elementary an 8. When you're looking at homes in the $800K-$1M+ range, buyers expect good schools, and La Mirada delivers. That 76.4% homeownership rate reflects families who put down roots - your neighbors aren't renters cycling through every year. The Norwalk-La Mirada Unified School District has been stable, which means you're not gambling on your home value tanking because the schools went downhill. If you're financing with kids in mind, strong school ratings protect your investment.
Where you buy in La Mirada determines whether you're using a conventional loan or going jumbo. La Mirada Estates runs $950K-$1.3M with custom homes on bigger lots - you'll likely need a jumbo loan here unless you're putting down serious cash to stay under conforming limits. Rosecrans Village offers the most accessible entry point at $750K-$950K with mid-century homes near La Mirada Regional Park, and most buyers can use conventional financing if their income supports it. Neff Park Area sits $800K-$1.1M with ranch-style and two-story homes plus solid freeway access for commuters - you're right on that conforming loan edge depending on the property. Biola University District runs $820K-$1.2M and attracts faculty, staff, and families who want walkability to campus. The neighborhoods are mature with established landscaping, not cookie-cutter tract homes.
Here's the thing about La Mirada - you're 34 minutes to downtown LA, 33 minutes to Irvine, 32 minutes to Long Beach, 48 minutes to Santa Monica. That positioning between LA and Orange County is exactly why this place holds value. You can work in either county without a soul-crushing commute. The freeway access is solid even though you're not right on a major highway, and that keeps traffic through the neighborhoods minimal. If you're buying here, you're probably commuting somewhere, and the flexibility matters when one spouse works in LA and the other in Orange County. That commute time translates directly into quality of life, which is part of what you're paying for at $885K median.
The Norwalk-La Mirada Unified School District is the biggest employer, which gives the area public sector stability. City of La Mirada, Biola University, and La Mirada Regional Medical Center add steady jobs in government, education, and healthcare. BJ's Restaurant & Brewhouse runs corporate offices here, bringing white-collar positions. But real talk - most people buying homes at this price point aren't working locally. That $104K median household income suggests dual-income professional couples commuting to jobs in LA, Orange County, or the broader metro area. The local employment base keeps the city functioning and provides some residents with short commutes, but the economy here is really tied to the greater LA-OC job market.
Common questions from La Mirada 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 Mirada 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 Mirada: 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 Mirada buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified La Mirada 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 Mirada 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 Mirada 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 Mirada properties fall within conforming limits, maximizing your financing options.
For La Mirada'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 Mirada. 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 Mirada. 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 Mirada. 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 Mirada 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 Mirada: 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 Mirada buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in La Mirada. 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 Mirada 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 Mirada 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 Mirada properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified La Mirada 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 Mirada 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 Mirada families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in La Mirada. 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 Mirada. 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 Mirada'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 Mirada is $1,250,000 for 2025, which covers most homes in this Los Angeles County community. With median home prices around $885K, FHA loans are a popular choice for buyers who want the flexibility of a lower down payment. You'll need just 3.5% down with a credit score of 580 or higher to qualify.
Most buyers in La Mirada won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $885K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million. The majority of homes in La Mirada fall comfortably 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 La Mirada and cover the vast majority of homes in the area. The 2026 limits typically aren't announced until late 2025, but they're adjusted annually based on home price trends.
Yes, VA loans are very competitive in La Mirada with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With the median home price at $885K, most properties qualify for full VA financing. VA loans also don't require mortgage insurance, which can save you hundreds of dollars monthly.
Our No Money Down program offers $0 down payment for qualified buyers in La Mirada. 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. Many of these programs can be combined with FHA, VA, or conventional loans to make homeownership more affordable.
Down payment requirements in La Mirada vary by loan type. Conventional loans typically require 3% to 5% down ($26,550 to $44,250 on an $885K home), FHA loans need 3.5% down ($30,975), and VA loans offer $0 down for eligible veterans. If you're putting down less than 20%, you'll pay mortgage insurance, but many buyers find the lower upfront cost worth it.
Most lenders require a minimum credit score of 620 for conventional loans in La Mirada, while FHA loans accept scores as low as 580 (or even 500 with 10% down). With the area's median home price around $885K, having a score of 680 or higher will help you secure better interest rates. VA loans are also flexible with credit requirements for eligible military buyers.
Look for a lender experienced with La Mirada's balanced market and the $600K to $900K price range that's common here. Compare rates and fees from multiple lenders, but also consider their knowledge of local programs like CalHFA and county assistance options. The right lender will explain all your options, from conventional and FHA to VA loans, and help you find the best fit for your financial situation.
Fill out the form below and we'll reach out to discuss your La Mirada mortgage options.
We respond within 24 hours
