Mortgage broker serving Lomita, 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 Lomita buyers, we match your unique situation to the right program.
Lomita buyers navigate properties near the $1.25M conforming limit, where loan structure impacts rates significantly.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Lomita 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 Lomita home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Lomita starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Lomita 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 Lomita 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 Lomita 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 Lomita home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Lomita homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Lomita with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Lomita first-timers. 3.5% down, 580 credit minimum.
Higher-end Lomita properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Lomita's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Lomita buyers.
Bridge loans help Lomita buyers compete. Make non-contingent offers while selling current home.
Lomita investment properties in LLC. Entity financing available for investors.
Most Lomita mortgages qualify for conforming refinance. Lower your rate under the limit.
Lomita homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Lomita refinance with VA IRRRL. No appraisal, no income verification.
Lomita HELOC options for home equity access. Credit line with variable rate draw period.
Lomita FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Lomita. Fixed payments unlike variable HELOC.
Lomita rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Lomita use fix-and-flip financing. Purchase plus rehab in one loan.
Lomita apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Lomita. 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 Lomita buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Lomita buyers.
Local Lomita DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Lomita buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Lomita family purchases. Parents selling to children at discount.
Lomita 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
Lomita is a tiny 1.9 square mile city tucked into the South Bay, about 20 miles south of downtown LA. Population is just 20,662, median household income $87,717. The homeownership rate sits at 46.1%, which is low for a suburban area but makes sense when you look at the $1.075M median home price. This is classic South Bay pricing - you're paying for the location between the beach and central LA, and that price point means you'll need solid income and down payment to make the numbers work.
The school situation here is what you'd expect from LAUSD - Lomita Math/Science/Technology Magnet serves the area and pulls decent scores for families focused on STEM education. Fleming Middle School feeds into Narbonne High School over in Harbor City. Here's the thing: you're not buying Lomita for top-tier school ratings like you would in Manhattan Beach or Palos Verdes. You're buying for South Bay access at a slightly lower price point than those areas, though 'lower' still means over a million. If schools are your top priority, you might look at neighboring districts, but if you want South Bay living with reasonable proximity to good jobs, Lomita gets you in the door.
Central Lomita is basically the whole city given how small this place is. You're looking at $1.1M median for single-family homes, most built in the 1940s through 1960s. These are post-war tract homes on smaller lots, typically 3-bed/2-bath around 1,200-1,500 square feet. At this price point, you'll need a conventional loan with 20% down to avoid PMI, which means coming to the table with $220K cash. FHA loans work if you've got the income to qualify at these prices, but most buyers here are using conventional financing. The low homeownership rate tells you there's a decent rental market, so investment buyers are active here too.
The commute situation is honestly one of Lomita's best selling points. You're 35 minutes to downtown LA, 37 to Santa Monica, 20 to Long Beach, 46 to Irvine. That puts you in range of job centers across the entire LA basin without the brutal commutes you'd face from the Inland Empire or High Desert. No major freeways run directly through town, but you've got quick access to the 405, 110, and PCH. If you work in aerospace in El Segundo, tech in El Segundo or Torrance, healthcare in Long Beach, or finance downtown, your commute stays manageable. That accessibility is what keeps prices high and why lenders view Lomita as stable collateral.
Los Angeles Unified School District is the biggest employer, which gives the area some public sector stability. The City of Lomita itself is small but employs local staff. Real talk: most Lomita residents commute out for work. You've got major employment centers in nearby Torrance (Toyota, aerospace, tech), El Segundo (aerospace, tech), and Long Beach (port, healthcare, aerospace). The South Bay job market is strong and diverse, which supports these property values. When you're looking at a $1M+ mortgage, your lender will want to see stable employment, and being centrally located to multiple job centers helps your long-term financial picture and resale potential.
Common questions from Lomita 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 Lomita 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 Lomita: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lomita buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Lomita 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 Lomita 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 Lomita families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Lomita properties fall within conforming limits, maximizing your financing options.
For Lomita'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 Lomita. 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 Lomita. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Lomita. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lomita 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 Lomita: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lomita buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Lomita. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lomita 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 Lomita 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Lomita properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Lomita 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 Lomita 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 Lomita families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Lomita. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Lomita. 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 Lomita'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 Lomita is $1,250,000 for 2025, which covers most homes in this market. With median home prices around $1.1M, you'll find that FHA financing works well for many properties here. This higher limit reflects Los Angeles County's elevated housing costs compared to the national baseline of $498,257.
Most homes in Lomita don't require a jumbo loan since the conforming limit is $1,250,000 and the median price is around $1.1M. However, if you're looking at higher. end properties above $1.25M, you'll need jumbo financing. The good news is that many established professionals in Lomita qualify for competitive jumbo rates even as first. time jumbo borrowers.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often adjust based on home price trends. Given the current limits already cover most Lomita homes, you can move forward confidently with today's financing options.
Yes, VA loans are available in Lomita with a loan limit of $1,250,000, which covers the majority of homes in this market. Eligible veterans and service members can benefit from 0% down payment and no PMI, making it an excellent option for those who qualify. With median prices around $1.1M, most Lomita properties fall comfortably within VA loan limits.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in Lomita's competitive market. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options that work well for the $900K to $1.25M price range. Los Angeles County also offers various assistance programs, though income limits of $87,717 median may affect eligibility for some local options.
Down payment requirements in Lomita vary by loan type: conventional loans typically need 3% to 20% ($33K to $220K on a $1.1M home), FHA requires 3.5% ($38,500), and VA or USDA offer $0 down for eligible buyers. With homes in the $900K to $1.25M range, many established professionals opt for 10% to 20% down to avoid jumbo loan requirements or secure better rates.
Most lenders require a minimum credit score of 620 for conventional loans in Lomita, while FHA loans can go as low as 580 (or even 500 with 10% down). For homes in the $900K to $1.25M range, you'll get the best rates and terms with a score of 700 or higher. If you're considering a jumbo loan for properties above $1.25M, expect to need at least 680 to 700.
Look for a lender experienced with Lomita's upper. middle market and the $900K to $1.25M price range, as they'll understand the nuances of conforming versus jumbo financing. Compare rates, fees, and loan programs, but also consider responsiveness and expertise with first. time jumbo borrowers who are common in this area. A lender familiar with Los Angeles County's competitive market can help you move quickly when you find the right home.
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