Mortgage broker serving Lemon Grove, 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 Lemon Grove buyers, we match your unique situation to the right program.
Lemon Grove buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Lemon Grove 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 Lemon Grove home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Lemon Grove starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Lemon Grove 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 Lemon Grove 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 Lemon Grove 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 Lemon Grove buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Lemon Grove. Low down payment gets you into most properties here.
$0 down for Lemon Grove veterans. VA loans cover all properties with no PMI required.
Lemon Grove business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Lemon Grove. State assistance helps with down payment and closing costs.
Premium Lemon Grove homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Lemon Grove sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Lemon Grove investors. Buy rentals in entity names.
Conforming refinance for Lemon Grove homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Lemon Grove. Easiest way to lower your existing FHA rate.
VA streamline refi for Lemon Grove veterans. Fastest way to reduce your mortgage payment.
Turn Lemon Grove home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Lemon Grove homeowners. Access equity without replacing first mortgage.
Lemon Grove owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Lemon Grove investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Lemon Grove projects. Short-term financing for value-add investments.
Multifamily options for Lemon Grove investors. Finance apartment buildings with commercial loans.
Lemon Grove 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 Lemon Grove buyers with qualifying income.
CalHFA programs popular in Lemon Grove. State assistance helps with down payment and closing costs.
Lemon Grove has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Lemon Grove buyers. Down payment assistance with no repayment.
Lemon Grove family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Lemon Grove 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
Lemon Grove sits just 10 miles east of downtown San Diego in the heart of the county. Population is 27,482, median household income $77,833. The homeownership rate here is 53.9%, which is actually below the California average, and that tells you something important. At $833K median home price, you're paying San Diego prices but getting more house than you would in La Mesa or North Park. For a household earning around $80K, you'll need to stretch or look at FHA options with lower down payments to make the numbers work.
The school situation here is worth understanding if you're buying with kids in mind. Lemon Grove Academy, Mount Vernon Elementary, San Miguel Elementary, and Monterey Heights Elementary serve the area. The district is smaller and more tight-knit than some of the sprawling San Diego County systems, which some families prefer. Here's the thing: school ratings aren't the highest in the county, but you're trading that for affordability relative to Poway or Scripps Ranch where the same house would run you another $200K-$300K. If you're planning to stay long-term, that homeownership rate under 54% means more renters in the mix, which can affect neighborhood stability and resale considerations down the road.
The market here doesn't break into dramatically different price tiers like some cities. Downtown Lemon Grove along Broadway runs around $833K, mostly older single-family homes within walking distance of local shops and the civic buildings. You'll see a mix of conventional loans and FHA financing here, especially for first-time buyers trying to get into San Diego County without the million-dollar price tag. Berry Street Area in the northern part runs the same $833K median, mostly residential streets with established homes from the 60s and 70s. The lack of huge price variation means you're not going to find a secret discount pocket, but you're also not competing with the bidding wars you'd face in Clairemont or Allied Gardens. Conventional loans with 10-20% down are common, though FHA loans work if you're putting down 3.5% and can handle the PMI until you hit 20% equity.
The commute situation is one of Lemon Grove's best selling points for the price. You're 14 minutes to downtown San Diego on a normal day, 29 minutes to La Jolla. No major highways run directly through town, but you've got quick access to State Route 94 and Interstate 805, which connect you to the rest of the county. Local transit options exist, though most buyers here plan on driving. That short commute to San Diego's job centers is why prices have held steady around $833K instead of dropping to High Desert levels. You're paying for proximity, and if you work downtown or in the biotech corridors, you're saving an hour a day compared to living in Temecula or Murrieta.
The local economy runs on education, municipal services, retail, and healthcare. Lemon Grove School District is the largest employer, followed by the City of Lemon Grove itself. Retail businesses along Broadway provide service sector jobs, and healthcare facilities round out the mix. Real talk: most people buying here don't work in Lemon Grove. They work in San Diego proper, La Jolla, or somewhere else in the county and choose Lemon Grove because $833K buys you a full house instead of a condo in Mission Valley. The job market is stable but not booming, which keeps prices from spiking but also means appreciation tends to track steadily rather than explode. If you're looking at this as an investment, you're betting on San Diego County's overall growth lifting all boats over time.
Common questions from Lemon Grove 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 Lemon Grove 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 Lemon Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lemon Grove buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Lemon Grove 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 Lemon Grove 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 Lemon Grove families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Lemon Grove properties fall within conforming limits, maximizing your financing options.
For Lemon Grove'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 Lemon Grove. 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 Lemon Grove. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Lemon Grove. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lemon Grove 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 Lemon Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lemon Grove buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Lemon Grove. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lemon Grove 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 Lemon Grove 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 Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Lemon Grove properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Lemon Grove 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 Lemon Grove 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 Lemon Grove families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Lemon Grove. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Lemon Grove. 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 Lemon Grove'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 Lemon Grove is $1,010,000 for 2025. This covers most homes in the area since the median price is around $833K, making FHA loans a competitive option for buyers who want lower down payment requirements.
Most buyers in Lemon Grove won't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $833K. You'll only need a jumbo loan if you're purchasing a home above $1.1M, which represents the higher end of the local market.
For San Diego County, the 2026 conforming loan limit is $1,100,000, the FHA limit is $1,010,000, and the VA loan limit is $1,100,000. These limits are well. suited to Lemon Grove's market where most homes fall in the $600K to $900K range.
Yes, VA loans are very competitive in Lemon Grove with a loan limit of $1,100,000, which covers virtually all homes in the area. If you're a qualified veteran or active military, VA loans offer excellent benefits including no down payment and no mortgage insurance requirements.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. Additionally, CalHFA offers down payment assistance programs, and San Diego County provides various DPA options that can help with both down payments and closing costs for first. time and repeat buyers.
Down payment requirements vary by loan type in Lemon Grove. Conventional loans typically require 3% to 5% down ($25K to $42K on an $833K home), FHA loans need 3.5% down (about $29K), while VA loans and our No Money Down program offer $0 down options for qualified buyers.
Most lenders require a minimum credit score of 620 for conventional loans in Lemon Grove, while FHA loans can go as low as 580 (or even 500 with 10% down). With the median home price at $833K, having a score of 680 or higher will help you qualify for better rates and terms.
Look for a lender experienced with Lemon Grove's balanced market who can offer multiple loan options including conforming, FHA, and VA products. Compare rates and fees from at least three lenders, and choose one who understands the $600K to $900K price range and can guide you through down payment assistance options if needed.
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