Mortgage broker serving Livermore, 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 Livermore buyers, we match your unique situation to the right program.
Livermore buyers need specialized financing strategies for this diverse market.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Livermore 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 Livermore home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Livermore starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Livermore 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 Livermore 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 Livermore 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 Livermore home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Livermore homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Livermore with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Livermore first-timers. 3.5% down, 580 credit minimum.
Higher-end Livermore properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Livermore's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Livermore buyers.
Bridge loans help Livermore buyers compete. Make non-contingent offers while selling current home.
Livermore investment properties in LLC. Entity financing available for investors.
Most Livermore mortgages qualify for conforming refinance. Lower your rate under the limit.
Livermore homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Livermore refinance with VA IRRRL. No appraisal, no income verification.
Livermore HELOC options for home equity access. Credit line with variable rate draw period.
Livermore FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Livermore. Fixed payments unlike variable HELOC.
Livermore rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Livermore use fix-and-flip financing. Purchase plus rehab in one loan.
Livermore apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Livermore. 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 Livermore buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Livermore buyers.
Local Livermore DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Livermore buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Livermore family purchases. Parents selling to children at discount.
Livermore 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
Livermore sits at the eastern edge of the Bay Area in Alameda County, population 87,154. Median household income here is $152,590, and the median home price runs $1,037,500. That homeownership rate of 72.7% is one of the highest in the Bay Area, which tells you something important: people who buy here tend to stay. You're looking at one of the last places in the region where a dual-income household pulling $150K can still qualify for a conventional loan on a single-family home without stretching into jumbo territory or selling a kidney.
If you're buying with kids in the picture, Livermore's schools are a big part of why families pay the premium to be here. Granada High, Livermore High, and Del Valle High all pull solid ratings and send plenty of graduates to UC and CSU schools. The district is stable and well-funded, which matters when you're thinking about resale value five or ten years down the road. Here's the thing: buyers with school-age kids will pay more for a home in a good school zone, and that premium holds up even when the market softens. That 72.7% homeownership rate means your neighbors are invested long-term, not just renting and moving every couple years.
Where you buy in Livermore affects both your loan structure and your lifestyle. South Livermore runs $800K-$1.2M, established neighborhoods with mature trees and top school ratings, conventional loans work fine here if you've got 20% down. Downtown Livermore offers the historic district vibe at $750K-$1M, walkable streets and older homes that sometimes need work, FHA can work if you're buying at the lower end and don't mind some updates. North Livermore is newer construction territory, $900K-$1.5M, families love it for modern homes and amenities, you'll want conventional or jumbo depending on the property. East Livermore Wine Country is where things get serious, $1M-$3M+, rural estates and vineyard properties that almost always need jumbo loans and bigger down payments. The neighborhood you pick determines not just your mortgage type but also your property tax basis and insurance costs.
The commute situation here is what makes Livermore work for a lot of Bay Area buyers. You're 39 minutes to Oakland, 42 to San Jose, 48 to Palo Alto, 53 to San Francisco on I-580, assuming normal traffic. The ACE Train runs to San Jose if you want to skip the drive, and WHEELS bus service covers local routes. Real talk: you're trading some commute time for a mortgage payment that won't consume your entire paycheck. A $1M home here gets you actual square footage and a yard, while that same money in Palo Alto gets you a teardown. If you work at the labs or for Workday's satellite office, you've got no commute at all, which changes the value equation completely.
Lawrence Livermore National Laboratory and Sandia National Laboratories are the economic anchors here, employing thousands of scientists, engineers, and support staff with solid six-figure salaries. That's why the median household income sits at $152K and why buyers can actually afford these home prices. Livermore Valley Joint Unified School District, City of Livermore, Workday's satellite office, Kaiser Permanente, and Safeway add employment diversity beyond the labs. The job mix skews professional and technical, which means stable employment and buyers who can qualify for conventional loans without much trouble. When you're underwriting in Livermore, you're often looking at W-2 income from government contractors or tech companies, not the startup equity lottery you see closer to San Francisco.
Common questions from Livermore 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 Livermore 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 Livermore: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Livermore buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Livermore 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 Livermore 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 Livermore families purchase with minimal upfront cash.
2026 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Livermore properties fall within conforming limits, maximizing your financing options.
For Livermore'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 Livermore. 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 Livermore. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Livermore. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Livermore 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 Livermore: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Livermore buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Livermore. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Livermore 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 Livermore 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 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Livermore properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Livermore 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 Livermore 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 Livermore families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Livermore. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Livermore. 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 Livermore'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 2026 FHA loan limit for Livermore (Alameda County) is $1.25M for a single-family home. This is a high-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
It depends on the property. Livermore's median home price is $1.04M, while the conforming loan limit is $1.25M. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
The 2026 Alameda County loan limits are: FHA: $1.25M, VA: $1.25M, Conventional: $1.25M. Any loan amount above $1.25M is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Livermore with $0 down payment. The 2026 VA loan limit for Alameda County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 5-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Livermore's median price of $1.04M, most buyers put down 15-20%.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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