Mortgage broker serving Laguna Hills, 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 Laguna Hills buyers, we match your unique situation to the right program.
With prices approaching $1.25M, Laguna Hills buyers benefit from strategic conforming vs jumbo analysis.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Laguna Hills 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 Laguna Hills home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Laguna Hills starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Laguna Hills 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 Laguna Hills 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 Laguna Hills 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 Laguna Hills home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Laguna Hills homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Laguna Hills with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Laguna Hills first-timers. 3.5% down, 580 credit minimum.
Higher-end Laguna Hills properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Laguna Hills's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Laguna Hills buyers.
Bridge loans help Laguna Hills buyers compete. Make non-contingent offers while selling current home.
Laguna Hills investment properties in LLC. Entity financing available for investors.
Most Laguna Hills mortgages qualify for conforming refinance. Lower your rate under the limit.
Laguna Hills homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Laguna Hills refinance with VA IRRRL. No appraisal, no income verification.
Laguna Hills HELOC options for home equity access. Credit line with variable rate draw period.
Laguna Hills FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Laguna Hills. Fixed payments unlike variable HELOC.
Laguna Hills rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Laguna Hills use fix-and-flip financing. Purchase plus rehab in one loan.
Laguna Hills apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Laguna Hills. 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 Laguna Hills buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Laguna Hills buyers.
Local Laguna Hills DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Laguna Hills buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Laguna Hills family purchases. Parents selling to children at discount.
Laguna Hills 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
Laguna Hills sits in the heart of Orange County, about 58 miles southeast of LA. Population is 31,170, median household income $122,902. The homeownership rate here is 70.7%, which tells you people aren't just renting short-term - they're buying and staying. At $1.11M median home price, this isn't entry-level territory. You're looking at a market where buyers typically need strong income, substantial down payments, and conventional or jumbo financing to make the numbers work.
The schools here matter because you're paying a premium for this zip code, and education quality is part of what holds property values steady. Laguna Hills High and Valencia High both serve the area, with Thurston Middle feeding into them. These aren't the absolute top-rated schools in Orange County, but they're solid and the district is stable. When you're financing a million-dollar-plus home, you want to know the fundamentals that support resale value are there. That 70.7% homeownership rate means your neighbors are invested long-term, which creates neighborhood stability that lenders and appraisers like to see.
Where you buy in Laguna Hills determines your loan structure and what you're actually getting for your money. Nellie Gail Ranch runs around $1.1M and up, an equestrian community with horse trails and larger estate lots - you're looking at jumbo loans here since you'll blow past conforming limits quickly. The rural character and bigger parcels appeal to buyers who want space and a semi-rural feel while staying in Orange County. Laguna Hills Village also sits around $1.1M, representing the older established neighborhoods with more traditional suburban layouts. Both areas require serious income documentation and typically 20% down to get the best rates, though some buyers stretch with 10-15% down and accept PMI to get in.
The commute to Irvine is just 18 minutes, which is huge if you work in the tech or business corridor there. LA runs about 58 minutes, Santa Monica 65, Long Beach 47. The proximity to Irvine's job market is a big part of why Laguna Hills commands these prices - you get Orange County suburban living without the brutal commute. Local transit exists but most people drive. When you're financing at this price point, lenders want to see your job is stable and your commute is sustainable, because a $1.1M mortgage means you're carrying a monthly payment around $6,500-$7,500 depending on your down payment and rate.
Saddleback Memorial Medical Center is the big employer here, providing healthcare jobs that tend to be stable and well-paying. Saddleback Valley Unified School District adds public sector employment. The City of Laguna Hills and Costco round out the local job base. But real talk, most buyers financing homes at this level work in Irvine, Newport Beach, or elsewhere in the broader Orange County economy. The median household income of $122,902 tells you what it takes to qualify here - you're typically looking at needing $120K-$150K household income minimum to comfortably handle the mortgage, property taxes, and HOA fees that come with these properties.
Common questions from Laguna Hills 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 Laguna Hills 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 Laguna Hills: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Laguna Hills buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Laguna Hills 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 Laguna Hills 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 Laguna Hills 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 Laguna Hills properties fall within conforming limits, maximizing your financing options.
For Laguna Hills'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 Laguna Hills. 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 Laguna Hills. 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 Laguna Hills. 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 Laguna Hills 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 Laguna Hills: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Laguna Hills buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Laguna Hills. 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 Laguna Hills 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 Laguna Hills 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 Laguna Hills properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Laguna Hills 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 Laguna Hills 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 Laguna Hills families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Laguna Hills. 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 Laguna Hills. 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 Laguna Hills'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 Laguna Hills is $1,250,000 for 2025. This higher limit covers most homes in the area, as the median home price is around $1.1M. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for many Laguna Hills buyers.
Most Laguna Hills homes don't require a jumbo loan since the conforming limit is $1,250,000 and the median price is $1.1M. However, if you're looking at properties above $1.25M, you'll need jumbo financing. Many established professionals in the area are first. time jumbo borrowers, so lenders here are experienced in guiding you through the process.
The 2026 conforming loan limit for Orange County is $1,250,000 for single. family homes. FHA and VA loan limits are also $1,250,000 in the county. These limits are reviewed annually and may adjust based on home price trends, so it's worth checking for updates if you're planning to buy later in the year.
Yes, VA loans are available in Laguna Hills with a loan limit of $1,250,000, which covers most homes in the area. Eligible veterans and service members can finance up to this amount with no down payment and no PMI. For homes above $1.25M, you'd need a VA jumbo loan with a down payment on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Laguna Hills. CalHFA programs provide down payment and closing cost assistance with affordable second loans, ideal for first. time buyers and repeat buyers alike. Orange County may also offer local assistance programs, and it's worth exploring options that fit your income level of around $122,902.
For a typical $1.1M home in Laguna Hills, you'll need $220,000 down for a conventional 20% down payment to avoid PMI. FHA loans require just 3.5% ($38,500), and VA loans offer $0 down for eligible veterans. If 20% feels out of reach, conventional loans allow as little as 3% down, though you'll pay PMI until you reach 20% equity.
Most conventional lenders in Laguna Hills prefer a credit score of at least 620, though 680+ gets you better rates on homes in this price range. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. Given the $1.1M median price, aiming for 700+ will give you the most financing options and competitive terms.
Look for a lender experienced with Laguna Hills' upper. middle market and comfortable handling loans near or above $1M. Compare rates, but also consider responsiveness and expertise with jumbo loans if you're buying above the conforming limit. A local lender who understands Orange County's market can help you navigate competitive offers and close on time.
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