Mortgage broker serving Los Angeles, 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 Angeles buyers, we match your unique situation to the right program.
Los Angeles's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Los Angeles 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 Angeles home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Angeles starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Angeles 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 Angeles 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 Angeles 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 Angeles home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Los Angeles homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Los Angeles with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Los Angeles first-timers. 3.5% down, 580 credit minimum.
Higher-end Los Angeles properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Los Angeles's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Los Angeles buyers.
Bridge loans help Los Angeles buyers compete. Make non-contingent offers while selling current home.
Los Angeles investment properties in LLC. Entity financing available for investors.
Most Los Angeles mortgages qualify for conforming refinance. Lower your rate under the limit.
Los Angeles homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Los Angeles refinance with VA IRRRL. No appraisal, no income verification.
Los Angeles HELOC options for home equity access. Credit line with variable rate draw period.
Los Angeles FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Los Angeles. Fixed payments unlike variable HELOC.
Los Angeles rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Los Angeles use fix-and-flip financing. Purchase plus rehab in one loan.
Los Angeles apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Los Angeles. 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 Los Angeles buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Los Angeles buyers.
Local Los Angeles DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Los Angeles buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Los Angeles family purchases. Parents selling to children at discount.
Los Angeles 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
Los Angeles sprawls across 503 square miles with 3.88 million people, making it the second-largest city in the country. Median household income sits at $76,244, but the homeownership rate is just 36.6%, one of the lowest in California. At $1,002,500 median home price, you're looking at needing serious income or creative financing to break into ownership here. The math is simple: a 20% down payment means $200K cash, and qualifying for an $800K mortgage typically requires household income around $200K+. That's why most Angelenos rent, and why buyers often stretch with jumbo loans, use gift funds, or buy with multiple incomes.
If you've got kids and can afford LA proper, the school situation gets complicated fast. Crossroads School pulls a 9 rating, Mirman School an 8, Paul Revere Charter Middle an 8. But here's the thing: the best public schools are in specific pockets, and those pockets command premium prices. Manhattan Beach and parts of the Westside have schools that justify their price tags when you think about resale. Families who buy in LA tend to be all-in on either the public school lottery system or budgeting $30K-$50K per kid annually for private. Your mortgage decision changes completely when you factor in whether you're adding private school tuition on top of a $6,000+ monthly housing payment.
Where you buy in LA isn't just about lifestyle, it's about what loan products you can even use. Beverly Hills runs $2M-$5M+, strictly jumbo loan territory with 20-30% down requirements and perfect credit. Santa Monica sits at $1.2M-$8M, mostly condos and townhomes in the lower range, single-family homes pushing jumbo limits hard. West Hollywood offers the closest thing to accessible at $800K-$3M, where high-rise condos sometimes qualify for conforming loans if you catch a studio or one-bedroom under the jumbo threshold. Silver Lake runs $900K-$2.5M, popular with creatives who piece together down payments and accept higher debt-to-income ratios. Manhattan Beach is $1.8M-$12M, family money and dual high-earner households, often using portfolio loans or private banking relationships. The loan type you qualify for literally determines which neighborhoods you can shop.
LA's freeway system defines daily life and property values. I-405 runs north-south through the Westside, I-10 cuts east-west to the beach, US-101 connects downtown to Hollywood and the Valley, I-5 runs through the eastern parts. Commute times vary wildly: Santa Monica to downtown can be 22 minutes at 6am or 90 minutes at 8am. The Metro Rail system has expanded, especially the Expo Line to Santa Monica, which has actually boosted condo values near stations. If you're buying near transit, you'll pay a premium, but you'll also see better appreciation. The truth is, most LA buyers still need a car, and your commute tolerance affects which neighborhoods make financial sense. Buying in Silver Lake to work in El Segundo means two hours daily in traffic, which burns out fast even if the mortgage payment works.
LA's job market is why people stretch their budgets to buy here. Walt Disney Company, Warner Bros, and the broader entertainment industry create high-paying jobs that support those million-dollar mortgages. SpaceX brings aerospace money to the South Bay. UCLA and USC anchor education and medical sectors with stable employment. Kaiser Permanente adds healthcare jobs across the region. The creative economy, tech sector growth in Silicon Beach, and international trade through the ports create income diversity. Real talk: if you're not pulling $150K+ household income, buying in LA proper is tough. But if you've got entertainment industry money, tech salary, or dual professional incomes, the job opportunities here justify the housing costs in a way that makes the mortgage math work long-term.
Common questions from Los Angeles 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 Angeles 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 Angeles: 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 Angeles buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Angeles 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 Angeles 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 Angeles 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 Los Angeles properties fall within conforming limits, maximizing your financing options.
For Los Angeles'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 Angeles. 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 Angeles. 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 Los Angeles. 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 Los Angeles 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 Angeles: 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 Angeles buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Angeles. 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 Los Angeles 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 Angeles 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 Los Angeles properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Angeles 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 Angeles 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 Angeles families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Angeles. 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 Los Angeles. 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 Angeles'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 Angeles is $1,210,000 for 2025, which covers most homes in the area since the median price is around $1M. This makes FHA loans a strong option for first. time buyers who can put down as little as 3.5%. If you're looking at homes above this limit, you'll need to consider conventional or jumbo financing instead.
You won't need a jumbo loan for most Los Angeles homes since the conforming loan limit is $1,250,000, which covers the majority of properties in the $600K. $900K range. Only homes priced above $1.25M require jumbo financing. With the median home price around $1M, most buyers can take advantage of conventional loans with better rates and terms than jumbo products.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming loans, $1,210,000 for FHA, and $1,250,000 for VA loans. These limits are typically announced in late fall for the following year, so 2026 limits aren't available yet. Given LA's strong market, you can expect limits to remain high or potentially increase slightly.
Yes, VA loans are highly competitive in Los Angeles with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This limit covers most homes in the area, making VA loans an excellent option if you qualify. With LA's median home price around $1M, you can purchase most properties with $0 down and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in LA's competitive market. CalHFA offers down payment assistance grants and deferred. payment junior loans for first. time buyers, while Los Angeles County has additional programs for moderate. income households. Many of these programs can be combined with FHA, VA, or conventional loans to reduce your upfront costs significantly.
Down payment requirements in Los Angeles vary by loan type: conventional loans need as little as 3% down ($30,000 on a $1M home), FHA requires 3.5%, and VA or USDA loans offer $0 down for qualified buyers. With median home prices around $1M, you'll want to explore down payment assistance programs that can help cover these costs. The more you put down, the lower your monthly payment and interest costs will be.
Most lenders in Los Angeles require a minimum credit score of 620 for conventional loans, though FHA loans can go as low as 580 with 3.5% down or even 500 with 10% down. To get the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. VA loans are more flexible with credit requirements, often approving buyers with scores in the 580. 620 range.
Choose a Los Angeles mortgage lender who understands the local market and offers competitive rates on the loan types you need, whether that's conventional, FHA, or VA. Look for lenders with strong reviews, transparent fees, and experience with LA County's price ranges and down payment assistance programs. Getting pre. approved with multiple lenders lets you compare rates and terms to find the best fit for your situation.
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