Mortgage broker serving Los Alamitos, 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 Los Alamitos buyers, we match your unique situation to the right program.
The Los Alamitos market requires jumbo loan expertise for homes above the $1.25M threshold.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Los Alamitos 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 Los Alamitos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Alamitos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Alamitos 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 Los Alamitos 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 Los Alamitos 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 Los Alamitos home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Los Alamitos prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Los Alamitos.
Self-employed? Los Alamitos bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Los Alamitos properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Los Alamitos buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Los Alamitos buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Los Alamitos moves. Purchase before your current home sells.
Entity financing for Los Alamitos investors. Purchase in LLC for asset protection.
Los Alamitos loans under $1.25M get conforming refinance rates. Best rates available.
Access Los Alamitos home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Los Alamitos homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Los Alamitos veterans. Lower your rate without appraisal or income docs.
Los Alamitos home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Los Alamitos homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Los Alamitos can use DSCR financing. Rental income qualifies the loan.
Los Alamitos rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Los Alamitos apartment buildings. Commercial rates for larger properties.
Hard money financing for Los Alamitos commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Los Alamitos buyers with qualifying income.
CalHFA programs can help Los Alamitos first-time buyers. Check income limits for eligibility.
Los Alamitos family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Los Alamitos. Family member income helps qualification.
Check Los Alamitos city programs for additional DPA. May stack with CalHFA for more help.
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
Los Alamitos is a small city of 11,728 tucked into Orange County, right where LA County, Orange County, and Long Beach meet. Median household income sits at $100,987, but here's the reality check: median home price is $1.32M. That homeownership rate of 42.4% tells you everything. This isn't a starter home market. You're looking at conventional loans with 20% down ($264K cash) or jumbo financing if you're pushing above conforming limits, which many buyers here are.
The schools are the main reason families stretch their budgets to buy here. Los Alamitos High consistently ranks as one of Orange County's top public schools, and that reputation drives property values in a real way. McAuliffe Middle and Oak Middle both feed into the high school, creating a clear K-12 path that matters when you're justifying a $1.3M mortgage payment. Rossmoor Elementary serves the Rossmoor area and carries the same strong district reputation. When you're financing at this price point, school quality isn't just about your kids. It's about protecting your investment and knowing you'll have a deep buyer pool when it's time to sell.
The city is small enough that neighborhood distinctions matter less than in bigger cities, but there are differences. Rossmoor runs around $1.3M and technically straddles Los Alamitos boundaries. It's mostly single-family homes from the 60s and 70s on tree-lined streets, and buyers here typically use conventional or jumbo loans depending on the specific property. Old Town Los Alamitos centers around the historic downtown, also hitting that $1.3M median, with a mix of older California bungalows and updated homes. The tight inventory means you're competing hard when something decent hits the market. Most buyers at this price point put down 20% or more to stay competitive, though some use 10% down conventional if their income and credit can handle the higher payment and PMI.
Location is what you're really paying for here. You're 18 minutes to Long Beach, 23 to Irvine, 32 to downtown LA, 39 to Santa Monica. That central position in the LA-Orange County corridor is rare and it's priced accordingly. No major freeways run directly through the city, which keeps it quiet, but you've got easy access to the 405, 605, and 22. If both spouses work in different directions or you've got a hybrid schedule, this location lets you pull it off without a brutal commute either way. The accessibility is a big part of why prices hold steady here even when other markets soften.
Most people who buy in Los Alamitos don't work in Los Alamitos. The local employers are Los Alamitos Unified School District, Los Alamitos Medical Center, and City of Los Alamitos government. Real talk: you're probably commuting to a job in Irvine, Long Beach, LA, or another major employment center. The buyers here are typically dual-income professional households, small business owners, or people who've built equity elsewhere and are trading up. At $1.32M median with $100K household income, the math only works if you're bringing substantial cash to the table or your actual income runs well above the median. Lenders will want to see stable W-2 income or solid self-employment history going back at least two years.
Common questions from Los Alamitos 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 Los Alamitos 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 Los Alamitos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Los Alamitos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Alamitos 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 Los Alamitos 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 Los Alamitos families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Los Alamitos properties fall within conforming limits, maximizing your financing options.
For Los Alamitos'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 Los Alamitos. 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 Los Alamitos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Los Alamitos. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Los Alamitos 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 Los Alamitos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Los Alamitos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Alamitos. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Los Alamitos 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 Los Alamitos 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Los Alamitos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Alamitos 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 Los Alamitos 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 Los Alamitos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Alamitos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Los Alamitos. 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 Los Alamitos'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 Los Alamitos is $1,250,000 for 2025. This high. balance limit covers many homes in the area, though with median prices around $1.3M, you'll want to factor in the required 3.5% down payment. FHA loans can be a good option for buyers who don't have the larger down payments typically required for jumbo financing.
You'll need a jumbo loan if you're buying above $1,250,000, which is common in Los Alamitos where many homes fall in the $1.25M. $2M range. For properties at or below the conforming limit, you can use conventional financing with better rates and terms. Most buyers in this area end up using a mix of high. balance conforming loans for properties near the median price and jumbo loans for higher. end homes.
The 2026 loan limits haven't been officially announced yet, but for 2025, Orange County's conforming loan limit is $1,250,000. This same limit applies to FHA and VA loans in the area. Limits are typically adjusted annually based on home price trends, so check back in late 2025 for updated 2026 figures.
Yes, the VA loan limit in Los Alamitos is $1,250,000 with no down payment required for eligible veterans and service members. This covers a good portion of the market, though homes above this amount would require a down payment on the difference. VA loans are an excellent option here since they don't require mortgage insurance and often offer competitive rates.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in this premium market. CalHFA programs and Orange County Housing Authority assistance may also be available for lower. priced properties in the area. Given the higher price points in Los Alamitos, these programs are most beneficial for buyers targeting homes closer to $1M or for first. time buyers with moderate incomes.
For conventional loans, you'll typically need 10. 20% down, which means $130,000. $260,000 on the median $1.3M home. FHA loans require just 3.5% ($45,500 on a $1.3M home), while VA loans offer $0 down for eligible veterans. Many dual. income professionals upgrading to Los Alamitos use equity from their starter homes to cover these down payments.
Most lenders require a minimum credit score of 620 for conventional loans, though you'll get better rates with 700 or higher. FHA loans can work with scores as low as 580, while jumbo loans typically require 680. 700 minimum. Given the premium price point in Los Alamitos, having a strong credit score will save you significantly on interest over the life of your loan.
Look for a lender experienced with Los Alamitos's premium market who can handle both high. balance conforming and jumbo loans efficiently. You'll want someone who understands the local market dynamics, offers competitive rates for your loan size, and can close on time in this competitive area. Compare at least three lenders, focusing on total costs rather than just interest rates, and ask about their experience with properties in the $1.25M. $2M range.
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