Mortgage broker serving Livingston, 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 Livingston buyers, we match your unique situation to the right program.
Livingston provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Livingston 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 Livingston home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Livingston starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Livingston 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 Livingston 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 Livingston 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 dominates Livingston purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Livingston. State programs reduce out-of-pocket costs significantly.
Veterans buy Livingston homes with $0 down. Full VA benefits cover all properties here.
Many Livingston properties qualify for USDA zero-down loans. Rural designation required.
All Livingston properties qualify for conforming loans. 3% down minimum for first-time buyers.
Livingston local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Livingston homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Livingston. Investors can purchase in entity names.
FHA streamline dominates Livingston refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Livingston veterans. No paperwork hassles, quick closing.
Many Livingston homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Livingston refinance qualifies for conforming rates. Best terms for rate reduction.
Livingston owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Livingston. Predictable payments for major expenses.
DSCR financing for Livingston investors. Buy rentals based on property income potential.
Fix-and-flip financing for Livingston investors. Buy distressed properties, renovate, sell.
Commercial hard money in Livingston. Quick funding when timing is critical.
Multifamily loans available for Livingston apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Livingston buyers with qualifying income.
CalHFA is a strong option for Livingston. State programs reduce out-of-pocket costs significantly.
Livingston local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Livingston down payment help. Free money for qualified buyers.
Many Livingston properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Livingston benefit from gift of equity. No cash down payment needed.
Livingston first-time buyers often use co-borrowers. Family help for 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
Livingston sits in the heart of Merced County's agricultural belt, about an hour south of Modesto. Population is 14,344, median household income $70,918. The homeownership rate here is 59.2%, which tells you this is a working-class town where plenty of folks rent rather than own. At $370K median home price, you're looking at one of the Central Valley's more accessible markets if you can qualify on an income in the $70K range. This isn't a commuter suburb - it's an ag town where most people work locally.
If you're buying with kids in mind, you'll want to know what you're getting into. Livingston High, Livingston Middle, Selma Herndon Elementary, and Yamato Colony Elementary serve the district. The schools reflect the community - heavily agricultural, working families, strong Latino and Asian-American populations tied to farming. Ratings aren't going to blow you away compared to suburban districts, but that's priced into these $370K homes. The truth is, if schools were scoring 9s and 10s, these same houses would be $550K and you wouldn't qualify. Families who buy here tend to be multi-generational, tied to local ag jobs, and they stay put once they own.
Here's the thing about Livingston - it's small enough that neighborhoods don't really break into wildly different price tiers. Downtown Livingston runs around $370K, centered on the historic commercial core with older homes near main streets and local businesses. The Yamato Colony area also hits that $370K mark, tied to the historic Japanese-American agricultural settlement from the early 1900s. You'll find a mix of older ranch-style homes and some newer builds scattered throughout. FHA loans are common here for first-time buyers who can manage 3.5% down, and conventional loans work fine if you've got the 5-10% saved up. The market's pretty straightforward - you're not shopping between a $300K starter and a $600K executive home like you would in a bigger city.
Real talk - you're not commuting from Livingston to the Bay Area every day. Stockton's 55 minutes north, Fresno's 70 minutes south, and Bakersfield's nearly three hours away. Most people who buy here work in Livingston or nearby Merced County. There's local transit available, but this is a car town serving an agricultural economy. If you're thinking about buying here while commuting to Modesto or even Turlock, that's doable. But if your job's in San Jose or Sacramento, you'll burn out fast and that cheap mortgage won't feel worth it. The affordability exists because you're trading urban access for local employment and small-town living.
The local economy runs on agriculture and food processing, plain and simple. Foster Farms is a major employer, along with various agricultural operations and food processing facilities that support the Central Valley's farm output. Livingston Union School District provides steady public sector jobs, and Merced County government services add more stability. This isn't a tech hub or a retail center - it's a working ag town where your neighbors likely have jobs tied to farming, packing, processing, or distribution. When you're getting pre-approved, your lender's going to look at job stability, and ag-related work here is about as stable as it gets. The industry's been here for generations and it's not going anywhere.
Common questions from Livingston 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 Livingston 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 Livingston: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Livingston buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Livingston 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 Livingston 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 Livingston families purchase with minimal upfront cash.
2026 Merced County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Livingston properties fall within conforming limits, maximizing your financing options.
For Livingston'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 Livingston. 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 Livingston. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Merced County, and structure your purchase to minimize upfront costs.
You still have options in Livingston. 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 Merced County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Livingston 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 Livingston: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Livingston buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Livingston. 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 Merced County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Livingston 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 Livingston 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 Merced County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Livingston properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Livingston 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 Livingston 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 Livingston families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Livingston. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Merced County, and structure your purchase to minimize upfront costs.
You still have options in Livingston. 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 Livingston'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 Livingston is $541,000 for 2025. This is well above the median home price of $370,000, so FHA loans work great for nearly all homes in the area. Most first. time buyers in Livingston use FHA financing with just 3.5% down.
You won't need a jumbo loan in Livingston for typical homes. With a median price of $370,000 and conforming loan limits at $833,000, standard financing easily covers the $300K. $450K range where most homes are priced. Jumbo loans are rare here since they're only needed above $833,000.
For 2025, Merced County loan limits are $541,000 for FHA, $833,000 for VA, and $833,000 for conforming loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025. These current limits cover virtually all homes in Livingston's market.
Yes, VA loans are available in Livingston with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no mortgage insurance. This is one of the best options for eligible buyers in Livingston's entry. level market.
Our No Money Down program offers $0 down payment for qualified buyers in Livingston. CalHFA programs are also popular here, providing down payment and closing cost assistance for first. time buyers. Merced County may offer additional local DPA programs, and some areas of Livingston might qualify for USDA loans with zero down.
You can buy a home in Livingston with as little as 3.5% down using an FHA loan, which means about $13,000. $16,000 on a typical home. VA and USDA loans offer 0% down for eligible buyers, and down payment assistance programs can cover most or all of your down payment. Many first. time buyers here use DPA to minimize upfront costs.
You can qualify for an FHA loan in Livingston with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Most lenders prefer to see at least 620 for the best rates and program options. If your score needs work, many local buyers spend a few months improving their credit before applying.
Look for a lender experienced with FHA loans and down payment assistance programs, since these are crucial for most Livingston buyers. They should understand the local market, offer competitive rates, and clearly explain your options for minimizing upfront costs. Ask about their experience with CalHFA and first. time buyer programs specific to entry. level markets like Livingston.
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