Mortgage broker serving Lathrop, 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 Lathrop buyers, we match your unique situation to the right program.
The Lathrop market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Lathrop 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 Lathrop home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Lathrop starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Lathrop 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 Lathrop 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 Lathrop 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: $832,750 |
| 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 $832,750 |
| 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 Lathrop buyers. Most homes under $833K with competitive rates.
Strong FHA option in Lathrop. Low down payment gets you into most properties here.
$0 down for Lathrop veterans. VA loans cover all properties with no PMI required.
Lathrop business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Lathrop. State assistance helps with down payment and closing costs.
Premium Lathrop homes over $833K require jumbo loans. Less common but available for luxury properties.
Lathrop sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Lathrop investors. Buy rentals in entity names.
Conforming refinance for Lathrop homeowners. Best rates for loans under $833K.
FHA streamline refinance for Lathrop. Easiest way to lower your existing FHA rate.
VA streamline refi for Lathrop veterans. Fastest way to reduce your mortgage payment.
Turn Lathrop home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Lathrop homeowners. Access equity without replacing first mortgage.
Lathrop owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Lathrop investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Lathrop projects. Short-term financing for value-add investments.
Multifamily options for Lathrop investors. Finance apartment buildings with commercial loans.
Lathrop 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 Lathrop buyers with qualifying income.
CalHFA programs popular in Lathrop. State assistance helps with down payment and closing costs.
Lathrop has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Lathrop buyers. Down payment assistance with no repayment.
Lathrop family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Lathrop 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
Lathrop sits in San Joaquin County where the Central Valley meets the Delta, about 16 minutes south of Stockton and 75 miles east of the Bay Area. Population is 29,633, median household income $108,732. The homeownership rate here is 83.7%, one of the highest in the region, and it makes sense when you look at the numbers. At $677,500 median home price, you're getting Central Valley pricing with serious income potential from Bay Area remote workers or logistics professionals who can actually afford what they're buying.
If you've got kids, the school ratings tell part of the story but not all of it. River Islands Technology Academy pulls an 8, Golden Valley Charter a 7, while Lathrop High and Crossroads Elementary both sit at 6. The newer developments like River Islands are pulling families who want modern schools and amenities, which drives up property values in those areas. That 83.7% ownership rate means your neighbors aren't renting and flipping every year. They're invested, which matters when you're thinking about resale five or ten years down the road. The district has been growing with the housing, so you're not dealing with overcrowded classrooms in portables like some exploding Central Valley towns.
Where you buy in Lathrop directly affects your loan structure and monthly payment. River Islands runs $750K-$950K, all new construction with HOA fees that cover those resort amenities and waterfront access. You're looking at conventional loans with 20% down or jumbo territory depending on the property. Old Town Lathrop is your entry point at $550K-$750K, established homes with character and no HOA drama, perfect for FHA or conventional with lower down payments. Stewart Tract goes $600K-$800K, bigger lots that families love, conventional loans work great here. Mossdale Village sits $580K-$780K near the shopping center, mix of starter homes and executive properties where you'll see both first-time buyers with FHA and move-up buyers going conventional.
The commute situation is what makes Lathrop work for a lot of buyers. Stockton is 16 minutes up I-5, which is nothing if you work in the county seat or port operations. The Bay Area runs about 60-75 minutes depending on where you're headed and what time you leave. That's the trade you're making: drive an hour to Tracy or beyond for Bay Area wages, then come home to a $677K house instead of a $1.3M fixer in Livermore. If you're in logistics or warehousing, you might work five minutes from home at Amazon or Target. The Central Valley location keeps your housing costs reasonable while the proximity to major employment centers keeps your income high.
Here's the thing about Lathrop's job market: it's all about distribution and logistics. Amazon Fulfillment Center is the big dog, followed by Target Distribution, FedEx Ground, and Walmart Distribution. These aren't minimum wage gigs anymore, they're paying $60K-$90K for supervisors and specialists, which explains that $108K median household income. Manteca Unified School District and City of Lathrop add public sector stability with benefits and pensions. The job mix means steady employment that doesn't boom and bust like tech or construction. Most buyers here either work locally in logistics or commute to Stockton, Tracy, or the Bay Area for higher-paying professional jobs. That income diversity keeps the housing market stable even when one sector slows down.
Common questions from Lathrop 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 Lathrop 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 Lathrop: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lathrop buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Lathrop 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 Lathrop 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 Lathrop families purchase with minimal upfront cash.
2026 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Lathrop properties fall within conforming limits, maximizing your financing options.
For Lathrop'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 Lathrop. 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 Lathrop. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Lathrop. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lathrop 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 Lathrop: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lathrop buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Lathrop. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lathrop 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 Lathrop 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 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Lathrop properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Lathrop 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 Lathrop 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 Lathrop families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Lathrop. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Lathrop. 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 Lathrop'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 Lathrop is $604,000 for 2026. This covers most homes in the area since Lathrop's median home price is around $678,000, though you'll need a larger down payment or alternative financing for homes above this limit.
You won't need a jumbo loan for most Lathrop homes since the conforming loan limit is $833,000 and the median price is $678,000. Only homes priced above $833,000 require jumbo financing, which represents a smaller portion of Lathrop's inventory in the $600K. $900K range.
For 2026 in San Joaquin County, the conforming loan limit is $833,000, the FHA limit is $604,000, and the VA loan limit is $833,000. These limits cover the vast majority of home purchases in Lathrop and surrounding areas.
Yes, VA loans are very competitive in Lathrop with a loan limit of $833,000, which covers nearly all homes in the area. If you're a qualified veteran or active military, you can purchase most Lathrop homes with $0 down and no PMI, making it an excellent option for eligible buyers.
Our No Money Down program offers $0 down payment for qualified buyers in Lathrop. Additionally, CalHFA provides down payment assistance programs, and San Joaquin County offers local assistance options that can help with down payments and closing costs for first. time and move. up buyers.
Down payments in Lathrop typically range from 3% to 5% for conventional loans ($20,000. $34,000 on a $678,000 home) and 3.5% for FHA loans. However, VA loans and our No Money Down program allow qualified buyers to purchase with $0 down, and down payment assistance programs can help cover these costs.
Most Lathrop buyers can qualify with a credit score of 620 for conventional loans, while FHA loans accept scores as low as 580 (or even 500 with 10% down). With Lathrop's median income of $108,732, many buyers have the financial profile to qualify for competitive rates with mid. to. high 600s scores or better.
Look for a lender experienced with Lathrop's balanced market who offers multiple loan options including conventional, FHA, and VA products. Compare rates and fees from several lenders, check their reviews, and choose one who understands San Joaquin County programs and can close on time in this competitive $600K. $900K market.
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