Mortgage broker serving Live Oak, 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 Live Oak buyers, we match your unique situation to the right program.
In Live Oak's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Live Oak 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 Live Oak home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Live Oak starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Live Oak 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 Live Oak 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 Live Oak 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA is the go-to for Live Oak buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Live Oak. VA loans are the best deal for eligible veterans.
Nearly all Live Oak homes qualify for conforming loans. Best rates available for qualified buyers.
Live Oak buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Live Oak buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Live Oak areas. Check rural designation by address.
Bridge loans available for Live Oak transitions. Finance new purchase before selling.
Entity purchase programs for Live Oak. LLC financing for investment properties.
Live Oak FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Live Oak refinances qualify as conforming. Competitive rates with quick approval.
Live Oak veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Live Oak homeowners with equity. Access funds for any purpose.
Live Oak owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Live Oak homeowners. Lump sum with fixed monthly payments.
Live Oak rental properties qualify with DSCR. No personal income verification needed.
Live Oak renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Live Oak commercial. Fast financing for competitive markets.
Apartment financing in Live Oak. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Live Oak buyers with qualifying income.
Live Oak buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Live Oak. City programs plus CalHFA can cover most down payment.
Grant programs for Live Oak first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Live Oak areas. Check rural designation by address.
Gift of equity for Live Oak family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Live Oak buyers qualify. Add parent income to yours.
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
Live Oak sits in Sutter County in the North State, about 50 miles north of [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca). Population is 17,707, median household income $99,541. The homeownership rate here is 60.5%, and what stands out is that six-figure household income paired with a $475K median home price. That's a ratio you don't see much in California anymore. For a household pulling in $100K, you're looking at a mortgage payment that won't stretch you thin, which is why families and ag professionals keep moving here.
If you've got kids, Live Oak High and Live Oak Elementary both pull 7 ratings, Encinal Elementary gets a 6. Those are solid scores for a small town, and the district is stable with decent funding from the ag economy. The school quality matters when you're thinking about resale value down the road. Families who buy here tend to stay put, which keeps neighborhoods stable and helps your property hold value. When you're comparing Live Oak to other North State towns, these school ratings give you a leg up if you ever need to sell.
Where you buy in Live Oak affects what kind of loan makes sense and what you'll pay monthly. Downtown Live Oak runs $420K-$520K, tree-lined streets with classic homes that work well with conventional loans for buyers with decent credit. Pennington Seed Area goes $450K-$550K, bigger lots and mature landscaping, popular with families who can handle slightly higher payments for more space. Gridley Road Corridor is $480K-$580K, newer construction that appraises clean, lenders like these properties. Rural Orchards District hits $500K-$650K, semi-rural with acreage, you'll need at least 10% down and solid income documentation since these are larger parcels. The higher end might need jumbo financing depending on your down payment.
Real talk, Live Oak isn't a commuter town for the Bay Area or LA. Sacramento is your closest major job center at about 50 miles south, roughly an hour drive on a good day. Most people who buy here either work locally in ag, education, or logistics, or they're remote workers who want affordable California living. The lack of a brutal commute is actually part of why prices stay reasonable. You're not competing with Bay Area money the way Yuba City or even Chico sometimes does. If you work from home or have a job in the North State, you get a California address without California-level mortgage stress.
The economy here runs on agriculture and the businesses that support it. Sunsweet Growers and Blue Diamond Growers are major employers, both food processing operations that provide steady year-round work. Live Oak Unified School District employs a good chunk of residents, and there's a Walmart Distribution Center nearby that pays decent wages. The ag economy means the job market stays relatively stable even when other sectors wobble. For mortgage qualification, lenders like seeing employment with established ag companies since they've been here for decades. If you're buying here, you're betting on agriculture staying strong in the Central Valley, which has been a safe bet for a long time.
Common questions from Live Oak 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 Live Oak 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 Live Oak: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Live Oak buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Live Oak 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 Live Oak 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 Live Oak families purchase with minimal upfront cash.
2026 Sutter County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Live Oak properties fall within conforming limits, maximizing your financing options.
For Live Oak'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 Live Oak. 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 Live Oak. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sutter County, and structure your purchase to minimize upfront costs.
You still have options in Live Oak. 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 Sutter County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Live Oak 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 Live Oak: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Live Oak buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Live Oak. 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 Sutter County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Live Oak 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 Live Oak 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 Sutter County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Live Oak properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Live Oak 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 Live Oak 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 Live Oak families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Live Oak. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sutter County, and structure your purchase to minimize upfront costs.
You still have options in Live Oak. 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 Live Oak'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 Live Oak is $541,000 for 2025. This covers most homes in the area since the median price is around $475,000, making FHA loans an excellent option for first. time buyers and those with smaller down payments.
You won't need a jumbo loan for most Live Oak homes since the conforming loan limit is $833,000 and typical homes range from $450,000 to $600,000. Even FHA's $541,000 limit covers the majority of properties here, so you'll have plenty of conventional and government. backed options.
For 2025, Sutter County loan limits are $541,000 for FHA, $833,000 for VA, and $833,000 for conforming conventional loans. These limits are typically announced in November for the following year, so 2026 limits will be released later this year.
Absolutely! VA loans are excellent in Live Oak with a generous $833,000 loan limit that covers all homes in the area. With $0 down payment required and no PMI, VA loans are perfect for eligible veterans and service members buying in this affordable market.
Our No Money Down program offers $0 down payment for qualified buyers, which is ideal for Live Oak's affordable market. You can also access CalHFA programs offering down payment and closing cost assistance, and Sutter County may have local programs that can often be stacked together for maximum benefit.
You can buy a Live Oak home with as little as 3% down on a conventional loan (around $14,250 on a $475,000 home) or 3.5% down with FHA (about $16,625). VA buyers and those using our No Money Down program can purchase with $0 down, making homeownership very accessible here.
You can qualify for an FHA loan in Live Oak with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require a 620 minimum, though you'll get better rates with scores above 680. Many Live Oak buyers successfully purchase while rebuilding credit through FHA programs.
Look for a lender experienced with Live Oak's market who offers multiple loan types including FHA, VA, and down payment assistance programs popular with first. time buyers here. Compare rates and fees from at least three lenders, and choose one who responds quickly and can explain how to maximize programs like CalHFA that work well in this price range.
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