Mortgage broker serving Lompoc, 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 Lompoc buyers, we match your unique situation to the right program.
Lompoc offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Lompoc 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 Lompoc home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Lompoc starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Lompoc 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 Lompoc 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 Lompoc 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 Lompoc buyers. Most homes under $942K with competitive rates.
Strong FHA option in Lompoc. Low down payment gets you into most properties here.
$0 down for Lompoc veterans. VA loans cover all properties with no PMI required.
Lompoc business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Lompoc. State assistance helps with down payment and closing costs.
Premium Lompoc homes over $942K require jumbo loans. Less common but available for luxury properties.
Lompoc sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Lompoc investors. Buy rentals in entity names.
Conforming refinance for Lompoc homeowners. Best rates for loans under $942K.
FHA streamline refinance for Lompoc. Easiest way to lower your existing FHA rate.
VA streamline refi for Lompoc veterans. Fastest way to reduce your mortgage payment.
Turn Lompoc home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Lompoc homeowners. Access equity without replacing first mortgage.
Lompoc owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Lompoc investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Lompoc projects. Short-term financing for value-add investments.
Multifamily options for Lompoc investors. Finance apartment buildings with commercial loans.
Lompoc 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 Lompoc buyers with qualifying income.
CalHFA programs popular in Lompoc. State assistance helps with down payment and closing costs.
Lompoc has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Lompoc buyers. Down payment assistance with no repayment.
Lompoc family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Lompoc 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
Lompoc sits on the Central Coast in Santa Barbara County, about 55 miles northwest of Santa Barbara proper. Population is 44,086, median household income $66,947. The homeownership rate here is 50.1%, right at the California average, and the median home price is $605K. That's roughly half what you'd pay in Santa Barbara or San Luis Obispo, which makes Lompoc one of the last affordable entry points on the Central Coast if you can handle the isolation and the fact that Vandenberg Space Force Base drives most of the local economy.
The school situation here is straightforward but not spectacular. Lompoc High and Cabrillo High serve most students, with Vandenberg Middle feeding into them. Maple High is the continuation school for kids who need alternative paths. Ratings aren't published in the data, but the district serves a mix of military families and longtime locals, which creates turnover but also stability from the base. If you're buying here, you're probably connected to Vandenberg or looking for Central Coast access without Central Coast prices. The 50.1% homeownership rate tells you half the town rents, which is common in military communities where families rotate every few years.
Here's the thing about Lompoc neighborhoods. The data shows everything clustering around that $605K median, which means the market is pretty flat across different areas. Old Town gives you the historic downtown vibe with murals and walkable shops, same $605K range, and conventional loans work fine here for buyers who want character and central location. Mission Hills up north has newer construction, still $605K, attracts families looking for modern builds and better condition. Village at Vandenberg is where military families and base employees cluster, $605K again, and VA loans are extremely common here since so many buyers qualify. The lack of price variation means you're choosing lifestyle and location, not trying to stretch into a better neighborhood.
Real talk, Lompoc is isolated. You're 152 minutes from LA on a good day, 279 minutes to San Francisco. There's no major highway running through town, which is exactly why it stays affordable while the rest of the Central Coast has gone insane. If you commute to Santa Barbara or San Luis Obispo regularly, you'll burn through that mortgage savings in gas and time. But if you work at Vandenberg or locally, you get ocean air, wine country access, and Central Coast quality of life at half the price. The isolation is the trade. Local transit exists but most people drive.
Vandenberg Space Force Base is the elephant in the room. It's the largest employer by far and the reason this town exists in its current form. Lompoc Unified School District, Federal Correctional Institution Lompoc, Lompoc Valley Medical Center, and County of Santa Barbara round out the major employers. The job mix is heavily weighted toward military, government, and public sector work. If you're not connected to the base or government employment, your options narrow fast. That's why the homeownership rate sits at 50 percent. Military families rotate through on rentals, while civilians and retirees who work locally or remotely are the ones buying. When you apply for a mortgage here, lenders know the Vandenberg connection matters. VA loans are common, and conventional buyers need stable local employment or remote work to make the numbers work long term.
Common questions from Lompoc 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 Lompoc 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 Lompoc: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lompoc buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Lompoc 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 Lompoc 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 Lompoc families purchase with minimal upfront cash.
2026 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Lompoc properties fall within conforming limits, maximizing your financing options.
For Lompoc'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 Lompoc. 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 Lompoc. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Lompoc. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lompoc 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 Lompoc: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Lompoc buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Lompoc. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Lompoc 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 Lompoc 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 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Lompoc properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Lompoc 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 Lompoc 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 Lompoc families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Lompoc. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Lompoc. 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 Lompoc'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 Lompoc is $805,000 for 2026. This covers most homes in the area since the median home price is around $605,000, making FHA loans a popular choice for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan for most Lompoc homes since the conforming loan limit is $942,000 and the median price is $605,000. Only if you're buying a higher. end property above $942,000 would you need jumbo financing, which applies to a small percentage of homes here.
For 2026 in Santa Barbara County, the conforming loan limit is $942,000, the FHA limit is $805,000, and the VA loan limit is $942,000. These limits are well. suited to Lompoc's market where most homes fall in the $600K. $900K range.
Yes, VA loans are very competitive in Lompoc with a loan limit of $942,000 and no down payment required for eligible veterans and service members. Given Vandenberg Space Force Base's proximity, VA loans are commonly used here and cover the vast majority of homes in the area.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Santa Barbara County may offer local programs for first. time buyers and moderate. income households.
Down payments in Lompoc can be as low as 0% with VA loans or our No Money Down program, 3.5% with FHA (about $21,000 on a $605,000 home), or 3% with conventional loans for first. time buyers. If you're putting down 20% to avoid mortgage insurance, that's around $121,000 on the median. priced home.
Most lenders require a minimum credit score of 580 for FHA loans and 620 for conventional financing in Lompoc. However, you'll get better interest rates with scores above 680, which can save you significantly over the life of your loan on a $600K. $900K home.
Look for a lender experienced with Lompoc's market who can explain your options across FHA, VA, and conventional loans since all three are competitive here. Compare rates and fees from multiple lenders, read reviews, and choose someone responsive who can close on time in this balanced market where you'll face moderate competition.
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