Mortgage broker serving La Puente, 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 Puente buyers, we match your unique situation to the right program.
La Puente buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your La Puente 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 Puente home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in La Puente starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for La Puente 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 Puente 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 Puente 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 Puente buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in La Puente. Low down payment gets you into most properties here.
$0 down for La Puente veterans. VA loans cover all properties with no PMI required.
La Puente business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in La Puente. State assistance helps with down payment and closing costs.
Premium La Puente homes over $1.25M require jumbo loans. Less common but available for luxury properties.
La Puente sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for La Puente investors. Buy rentals in entity names.
Conforming refinance for La Puente homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for La Puente. Easiest way to lower your existing FHA rate.
VA streamline refi for La Puente veterans. Fastest way to reduce your mortgage payment.
Turn La Puente home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for La Puente homeowners. Access equity without replacing first mortgage.
La Puente owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for La Puente investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for La Puente projects. Short-term financing for value-add investments.
Multifamily options for La Puente investors. Finance apartment buildings with commercial loans.
La Puente 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 Puente buyers with qualifying income.
CalHFA programs popular in La Puente. State assistance helps with down payment and closing costs.
La Puente has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for La Puente buyers. Down payment assistance with no repayment.
La Puente family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for La Puente 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 Puente sits in the San Gabriel Valley about 20 miles east of downtown LA. Population is 37,835, median household income $77,702. The homeownership rate here is 60.2%, right around the California average, and the median home price of $762K tells you this is classic San Gabriel Valley territory. You're looking at a household needing to earn around $180K-$200K to comfortably qualify for a conventional loan at that price point, though FHA with 3.5% down can work if you've got strong income and manageable debt.
The school situation here is mixed, which matters when you're thinking about resale value and how long you plan to stay. La Puente High and Bassett High serve most buyers, with ratings that sit in the middle range for LA County. Nogales High pulls from the southern edge of town. The standout is Los Angeles County High School for the Arts, a magnet program that draws talent from across the region. If you're buying with school-age kids, you'll want to check exact attendance boundaries because that can shift your property value by $50K-$100K depending on the street. Families who buy here typically stay put for 7-10 years, banking on steady appreciation in the San Gabriel Valley market.
La Puente doesn't break down into fancy named subdivisions like newer cities, but where you buy still affects your loan strategy. Central La Puente runs around $762K for older single-family homes built in the 50s through 70s, mostly 3-bed, 2-bath on smaller lots. These properties work well with conventional loans if you've got 10-20% down, and FHA is common for first-timers who can handle the higher payment at 3.5% down. North La Puente hits similar price points with slightly newer housing stock from the 70s and 80s. The truth is, at $762K you're competing with buyers who have significant down payments or dual incomes, so getting pre-approved with a solid lender matters more here than in cheaper markets. Appraisals can be tight because comps vary block by block in these older neighborhoods.
Here's the thing about La Puente: you're 29 minutes from downtown LA, 43 minutes to Santa Monica, 44 minutes to Irvine, 40 minutes to Long Beach. That central location is why the price sits at $762K instead of $500K. The 60 Freeway runs just south, the 10 Freeway is minutes away, and you can hit the 605 or 57 depending on where you're headed. Local transit exists but most buyers here are two-car households commuting in different directions. If both earners work in LA or Orange County, that commute flexibility justifies the mortgage payment. You're paying for access to job centers across the entire LA Basin without the $900K-$1.2M price tags you'd face closer in.
Bassett Unified School District and the City of La Puente provide stable public sector employment, which matters for loan qualification since underwriters love W-2 income with tenure. The Puente Hills Mall area brings retail jobs, though that sector has shifted over the years as shopping habits changed. Healthcare facilities in and around La Puente add medical employment options. Real talk, most homebuyers here work elsewhere and commute out to LA, Orange County, or other parts of the San Gabriel Valley. The local economy supports the community but doesn't drive home prices the way tech hubs do. What drives prices is location and access to the broader Southern California job market.
Common questions from La Puente 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 Puente 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 Puente: 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 Puente buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified La Puente 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 Puente 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 Puente 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 Puente properties fall within conforming limits, maximizing your financing options.
For La Puente'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 Puente. 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 Puente. 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 Puente. 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 Puente 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 Puente: 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 Puente buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in La Puente. 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 Puente 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 Puente 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 Puente properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified La Puente 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 Puente 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 Puente families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in La Puente. 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 Puente. 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 Puente'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 Puente is $1,250,000 for 2025, which covers most homes in this market where the median price is around $762K. This higher limit makes FHA loans a competitive option for first. time buyers and those with lower down payments throughout La Puente. You'll need just 3.5% down with a credit score of 580 or higher to qualify.
Most buyers in La Puente won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $762K. Only homes priced above $1.25 million would require a jumbo loan, which represents a small portion of the market here. You'll have access to competitive conforming, FHA, and VA loan options for typical La Puente properties.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout La Puente and cover the vast majority of homes in the area. The limits are reviewed annually and may adjust based on housing market conditions.
Yes, VA loans are very competitive in La Puente 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 $762K, most properties here fall well within VA loan limits. VA loans also don't require mortgage insurance, which can save you significantly over the life of your loan.
Our No Money Down program offers $0 down payment for qualified buyers in La Puente. Additionally, CalHFA offers down payment assistance programs with grants and deferred. payment junior loans, and Los Angeles County has various programs for first. time buyers and moderate. income households. These programs can be combined with FHA, VA, or conventional loans to make homeownership more accessible.
Down payment requirements in La Puente vary by loan type: conventional loans can go as low as 3% ($22,860 on a $762K home), FHA requires 3.5% ($26,670), and VA loans offer $0 down for eligible veterans. With median home prices around $762K, many buyers use down payment assistance programs to reduce their upfront costs. The right amount depends on your loan type, financial situation, and whether you qualify for assistance programs.
Most lenders require a minimum credit score of 620 for conventional loans in La Puente, while FHA loans accept scores as low as 580 (or even 500 with 10% down). VA loans typically require around 580. 620 depending on the lender. With La Puente's balanced market and median prices around $762K, having a score of 640 or higher will give you access to better rates and more loan options.
Look for a lender experienced with La Puente's market and the loan types that fit your situation, whether that's conventional, FHA, or VA. Compare rates, fees, and closing costs from multiple lenders, and ask about their experience with down payment assistance programs if you're a first. time buyer. A good lender should understand Los Angeles County's $1.25M loan limits and be responsive throughout the process, especially in a balanced market where timing matters.
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