Mortgage broker serving La Palma, 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 Palma buyers, we match your unique situation to the right program.
La Palma's market hovers near the $1.25M limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your La Palma 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 Palma home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in La Palma starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for La Palma 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 Palma 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 Palma homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| 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 Palma home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most La Palma homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in La Palma with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for La Palma first-timers. 3.5% down, 580 credit minimum.
Higher-end La Palma properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for La Palma's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for La Palma buyers.
Bridge loans help La Palma buyers compete. Make non-contingent offers while selling current home.
La Palma investment properties in LLC. Entity financing available for investors.
Most La Palma mortgages qualify for conforming refinance. Lower your rate under the limit.
La Palma homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in La Palma refinance with VA IRRRL. No appraisal, no income verification.
La Palma HELOC options for home equity access. Credit line with variable rate draw period.
La Palma FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for La Palma. Fixed payments unlike variable HELOC.
La Palma rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in La Palma use fix-and-flip financing. Purchase plus rehab in one loan.
La Palma apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in La Palma. 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 Palma buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for La Palma buyers.
Local La Palma DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
La Palma buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for La Palma family purchases. Parents selling to children at discount.
La Palma 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 Palma is a 1.8 square mile city tucked into north Orange County with 15,522 residents. Median household income hits $113,398, and the median home price sits at $1,218,500. That's serious money, but here's what you're getting: Orange County location, solid schools, and you're 25 minutes to Long Beach, 31 to Irvine, 34 to LA. The 66.9% homeownership rate tells you people buy here and stay. At $1.2M median, you're looking at conventional or jumbo financing, and you'll need income around $225K-$250K to qualify comfortably.
The school situation is a big part of why families pay the premium to live here. Kennedy High School serves the area and pulls decent ratings. Los Coyotes Elementary and Carrillo Elementary anchor the elementary level, and parents tend to be happy with the consistency. When you're dropping $1.2M on a house, school quality matters because it protects your resale value. Families who buy here aren't looking to flip in three years. They're planting roots, which is why that homeownership rate stays high and the neighborhood stays stable.
La Palma is small enough that there's really one main residential market. Central La Palma runs around $1.2M for single-family homes, mostly mid-century builds from the 50s and 60s that have been updated over the years. You're looking at 3-4 bedroom homes on modest lots, classic Orange County suburban layout. Most buyers here use conventional loans if they're putting 20% down, which means you need about $240K in cash plus closing costs. Jumbo loans come into play over $726,200, so nearly every purchase here requires jumbo financing. The consistency in housing stock means appraisals tend to be straightforward, which helps when you're trying to close.
The commute flexibility is what you're paying for at this price point. You can hit Long Beach in 25 minutes, Irvine in 31, downtown LA in 34, Santa Monica in 43. That puts you in range of jobs across the entire LA basin and Orange County without the brutal two-hour daily grind. Valley View Street and Orangethorpe Avenue get you to the 91 and 5 freeways quickly. If you've got dual incomes and one person works in LA while the other works in Orange County, La Palma sits right in the sweet spot geographically. The location is honestly the main reason prices hold so firm here.
Most people who live in La Palma don't work in La Palma. The city itself and Centralia School District provide some local government jobs, and there's retail along La Palma Avenue, but this is a bedroom community. Buyers here typically commute to higher-paying jobs in Irvine, Anaheim, Long Beach, or LA. That $113K median household income reflects dual-income professional families who need the central location. When you're underwriting at this price point, lenders want to see stable W-2 income, solid credit, and reserves. The job market you're tapping into is the broader Orange County and LA economy, which gives you options if you need to switch employers without moving.
Common questions from La Palma 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 Palma 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 Palma: 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 Palma buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified La Palma 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 Palma 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 Palma 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 Palma properties fall within conforming limits, maximizing your financing options.
For La Palma'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 Palma. 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 Palma. 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 Palma. 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 Palma 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 Palma: 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 Palma buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in La Palma. 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 Palma 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 Palma 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 Palma properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified La Palma 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 Palma 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 Palma families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in La Palma. 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 Palma. 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 Palma'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 Palma is $1,250,000 for 2025, which covers most homes in this Orange County community. With median home prices around $1.2M, you'll find that FHA financing works well for many properties here. This higher limit makes FHA loans a viable option even in La Palma's upper. middle market.
Most homes in La Palma don't require a jumbo loan since the conforming limit is $1,250,000 and the median price is around $1.2M. However, if you're looking at properties above $1.25M, you'll need jumbo financing. About 70. 80% of La Palma homes fall within conforming limits, giving you access to better rates and terms.
The 2025 loan limits for Orange County are $1,250,000 for conforming, FHA, and VA loans (2026 limits aren't announced until late 2025). These limits apply throughout La Palma and Orange County's higher. cost housing market. This means you can finance homes up to $1.25M with conventional financing and just 3. 5% down in many cases.
Yes, VA loans are available in La Palma with a loan limit of $1,250,000 and no down payment required for eligible veterans. This limit covers the majority of homes in La Palma's market, making it an excellent option if you qualify. VA loans also don't require mortgage insurance, which saves you money compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers in La Palma's upper. middle market. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, though income limits may apply at this price point. Orange County also offers various programs, and many established professionals in La Palma benefit from employer. assisted housing programs or gift funds from family.
For a typical $1.2M home in La Palma, you can put down as little as 3% ($36,000) with conventional financing or 3.5% ($42,000) with FHA. However, many buyers in this upper. middle market put down 10. 20% ($120,000. $240,000) to avoid PMI and secure better rates. VA. eligible buyers and those using our No Money Down program can purchase with $0 down if they qualify.
Most lenders require a minimum credit score of 620. 640 for conventional loans in La Palma's price range, though 680+ gets you better rates. FHA loans can work with scores as low as 580, but at $1.2M median prices, you'll want 640+ for realistic approval odds. If you're applying for jumbo financing on higher. priced properties, expect to need 700+ for competitive terms.
Look for a lender experienced with La Palma's upper. middle market and comfortable handling loans near or above $1M. You'll want someone who can explain both conforming and jumbo options since La Palma homes often sit right at that threshold. Compare rates, but also consider responsiveness and expertise, as established professionals buying here need a lender who can close on time in a competitive market.
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