Mortgage broker serving Lakewood, 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 Lakewood buyers, we match your unique situation to the right program.
Lakewood'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 Lakewood 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 Lakewood home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Lakewood starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Lakewood 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 Lakewood 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 Lakewood 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 Lakewood buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Lakewood. Low down payment gets you into most properties here.
$0 down for Lakewood veterans. VA loans cover all properties with no PMI required.
Lakewood business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Lakewood. State assistance helps with down payment and closing costs.
Premium Lakewood homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Lakewood sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Lakewood investors. Buy rentals in entity names.
Conforming refinance for Lakewood homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Lakewood. Easiest way to lower your existing FHA rate.
VA streamline refi for Lakewood veterans. Fastest way to reduce your mortgage payment.
Turn Lakewood home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Lakewood homeowners. Access equity without replacing first mortgage.
Lakewood owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Lakewood investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Lakewood projects. Short-term financing for value-add investments.
Multifamily options for Lakewood investors. Finance apartment buildings with commercial loans.
Lakewood 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 Lakewood buyers with qualifying income.
CalHFA programs popular in Lakewood. State assistance helps with down payment and closing costs.
Lakewood has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Lakewood buyers. Down payment assistance with no repayment.
Lakewood family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Lakewood 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
Lakewood sits in southeast LA County, tucked between Long Beach and the 605 corridor. Population is 81,499, median household income $113,030. The homeownership rate here is 71.7%, one of the highest in the county, and that tells you something about who buys here and stays. At $880K median home price, you're paying a premium compared to outlying areas, but you're getting established neighborhoods, solid schools, and commute times that don't destroy your quality of life. For a household pulling in $110K-$130K, you're looking at conventional financing with 10-15% down to make the numbers work.
The school situation is a big part of why families pay Lakewood prices. You've got Lakewood High, Mayfair High, and Artesia High serving different parts of the city, all part of ABC Unified, which has a strong reputation in the area. When you're financing an $880K home, you want to know the schools will support your property value over the 15 or 30 years you're carrying that mortgage. That 71.7% homeownership rate means most of your neighbors aren't transient renters. They're invested in the community, which shows up in school involvement and neighborhood stability. If you're buying with kids or planning to have them, the school quality here justifies the higher purchase price when you run the long-term numbers.
Lakewood was built as one of the first planned communities in the post-WWII boom, and that original layout still defines the city today. Lakewood Village represents the heart of that mid-century development, with homes around $880K that have been updated and expanded over the decades. You're looking at 3-4 bedroom single-family homes on modest lots, mostly owner-occupied, mostly conventional financing. The uniformity of the housing stock means appraisals come in clean, which makes lending straightforward. FHA loans can work here if you're putting down 3.5%, but most buyers at this price point go conventional with 10-20% down to avoid PMI or get better rates. The lack of extreme price variation across neighborhoods means you're not gambling on which street you pick.
Here's where Lakewood earns its price tag. You're 21 minutes to Long Beach, 31 to Irvine, 34 to downtown LA, 41 to Santa Monica. Those aren't High Desert numbers where you trade your life for affordability. If you work in Long Beach or anywhere in Orange County, this commute is manageable five days a week. If you're headed to LA proper, it's doable but you'll feel it. The 605, 405, and 91 are all within reach, which gives you options depending on where you work. Local transit exists but most people drive. When you're deciding between Lakewood at $880K and something cheaper an hour inland, run the math on gas, car maintenance, and your time. That extra $200K in purchase price might cost you $1,000 more per month in mortgage, but you get back 90 minutes a day.
ABC Unified School District and Long Beach Unified are major employers here, which means steady public sector jobs with benefits. City of Lakewood itself provides municipal employment, and Lakewood Regional Medical Center adds healthcare jobs to the mix. The truth is, most Lakewood buyers don't work in Lakewood. They work in Long Beach, the South Bay, or Orange County and live here for the schools and the neighborhoods. That higher median income of $113K reflects dual-income professional households who need the location to make their commutes work. When you're underwriting at this price point, lenders want to see stable employment and debt-to-income under 43%. The job diversity in the broader region means you're not dependent on one industry.
Common questions from Lakewood 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 Lakewood 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 Lakewood: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lakewood buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Lakewood 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 Lakewood 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 Lakewood 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 Lakewood properties fall within conforming limits, maximizing your financing options.
For Lakewood'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 Lakewood. 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 Lakewood. 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 Lakewood. 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 Lakewood 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 Lakewood: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lakewood buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Lakewood. 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 Lakewood 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 Lakewood 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 Lakewood properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Lakewood 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 Lakewood 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 Lakewood families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Lakewood. 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 Lakewood. 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 Lakewood'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 Lakewood is $1,250,000 for 2025, which covers most homes in this market. With median home prices around $880K, FHA loans are a popular choice for buyers who want the flexibility of a lower down payment. This higher limit makes FHA financing accessible for the majority of properties you'll find in Lakewood.
Most buyers in Lakewood won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $880K. You'll only need jumbo financing if you're purchasing a home priced above $1.25 million. The majority of Lakewood properties 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 Lakewood and cover most single. family homes in the area. The 2026 limits typically get announced in late 2025, and they're adjusted based on home price trends.
Yes, VA loans are very competitive in Lakewood with a loan limit of $1,250,000 and no down payment required for eligible veterans. With most homes priced between $600K and $900K, VA financing covers the vast majority of properties here. If you're a qualifying veteran or service member, VA loans offer excellent terms for Lakewood's market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Lakewood. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Los Angeles County offers various first. time buyer grants. These programs are particularly helpful in Lakewood's $600K. $900K price range where even 3% down can mean $18K. $27K out of pocket.
Down payment requirements in Lakewood vary by loan type: FHA loans require just 3.5% (about $31K on an $880K home), conventional loans can go as low as 3% for first. time buyers, and VA loans offer $0 down for eligible veterans. With median prices around $880K, you're looking at roughly $26K. $44K down for most conventional purchases, though assistance programs can significantly reduce this.
Most lenders in Lakewood require a minimum credit score of 620 for conventional loans, while FHA loans can go as low as 580 with 3.5% down. For the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. VA loans are also accessible with scores around 620, making them competitive options for eligible buyers.
Look for a lender experienced with Lakewood's $600K. $900K market who can offer multiple loan options including FHA, VA, and conventional financing. Compare rates, but also consider responsiveness and their ability to close on time, which matters in competitive situations. A lender familiar with Los Angeles County programs and local down payment assistance can save you thousands and help you navigate Lakewood's balanced market effectively.
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