Mortgage broker serving Los Banos, 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 Banos buyers, we match your unique situation to the right program.
Los Banos's market offers opportunity for buyers who understand their financing 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 Banos 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 Banos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Banos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Banos 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 Banos 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 Banos 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 is the go-to for Los Banos buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Los Banos. VA loans are the best deal for eligible veterans.
Nearly all Los Banos homes qualify for conforming loans. Best rates available for qualified buyers.
Los Banos buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Los Banos buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Los Banos areas. Check rural designation by address.
Bridge loans available for Los Banos transitions. Finance new purchase before selling.
Entity purchase programs for Los Banos. LLC financing for investment properties.
Los Banos FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Los Banos refinances qualify as conforming. Competitive rates with quick approval.
Los Banos veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Los Banos homeowners with equity. Access funds for any purpose.
Los Banos owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Los Banos homeowners. Lump sum with fixed monthly payments.
Los Banos rental properties qualify with DSCR. No personal income verification needed.
Los Banos renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Los Banos commercial. Fast financing for competitive markets.
Apartment financing in Los Banos. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Los Banos buyers with qualifying income.
Los Banos buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Los Banos. City programs plus CalHFA can cover most down payment.
Grant programs for Los Banos first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Los Banos areas. Check rural designation by address.
Gift of equity for Los Banos family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Los Banos buyers qualify. Add parent income to yours.
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 Banos sits right in the center of the Central Valley, about 120 miles southeast of San Francisco and 76 minutes from Stockton. Population is 45,560, median household income $76,164. The homeownership rate here is 58.2%, which is decent for California, and the $450K median home price tells you why people can actually afford to buy here. This is one of those ag-driven communities where a household pulling in $75-80K can still qualify for a conventional loan on a single-family home without stretching to the breaking point.
If you're buying with kids in mind, Los Banos has two high schools serving the area. Los Banos High and Pacheco High both serve the district, giving families some options depending on where you land in town. Henry Miller Elementary and Los Banos Junior High round out the system. The schools aren't going to blow you away with top-tier ratings, but they're stable and the district employs a ton of people locally, which means the community has a vested interest in keeping things running well. When you're looking at resale value down the road, that stability matters more than you'd think.
Here's the thing about Los Banos. The market is pretty straightforward, with most homes hovering around that $450K mark whether you're looking Downtown or on the West Side. Downtown Los Banos gives you the historic center with local businesses and civic buildings, older housing stock mixed with some updates, and you're close to everything. The West Side has newer housing developments that went up in the last couple decades, more modern floor plans and slightly newer construction. Both areas work well with conventional loans if you've got decent credit and 5-10% down. FHA loans are common here too for first-time buyers who need that 3.5% down option. The pricing is consistent enough that your decision comes down to whether you want older character or newer build quality.
The commute situation is real if you work in a major metro. Fresno is 71 minutes east, Stockton is 76 minutes north, and Bakersfield is a brutal 159 minutes south. But that distance is exactly why Los Banos stays affordable while places closer to the Bay Area have gone completely nuts on pricing. If you work locally in ag, food processing, healthcare, or education, you're golden. If you're commuting to Stockton or Fresno a few days a week, you're trading drive time for a mortgage payment that won't eat your entire paycheck. Remote workers have figured this out too. You get Central Valley affordability without being stuck in the middle of nowhere.
Los Banos runs on agriculture and everything connected to it. Food processing facilities employ a solid chunk of the workforce, and farming operations throughout the area provide steady work year-round. Los Banos Unified School District is the largest employer, which gives the town that public sector stability. Memorial Hospital Los Banos adds healthcare jobs, and state and local government rounds things out. The job mix means you've got a working-class community with real wages, not just service industry gigs. That $76K median household income is higher than you'd expect for a town this size, and it's because the ag economy here actually pays. When lenders look at your loan application, having stable local employment in these sectors works in your favor.
One thing Los Banos has going for it is outdoor recreation that most Central Valley towns can't touch. San Luis Reservoir State Recreation Area is right there for boating, fishing, and getting out on the water. Los Banos Wildlife Area and San Luis National Wildlife Refuge give you bird watching and hunting access. Pacheco State Park adds hiking and camping options. None of this directly affects your mortgage rate, but it absolutely affects resale value and quality of life. Buyers looking to leave the Bay Area or LA for something more affordable consistently mention outdoor access as a deciding factor. If you're on the fence about committing to a smaller town, having actual recreation nearby makes the decision easier.
Common questions from Los Banos 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 Banos 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 Banos: 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 Banos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Banos 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 Banos 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 Banos 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 Los Banos properties fall within conforming limits, maximizing your financing options.
For Los Banos'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 Banos. 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 Banos. 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 Los Banos. 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 Los Banos 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 Banos: 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 Banos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Banos. 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 Los Banos 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 Banos 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 Los Banos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Banos 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 Banos 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 Banos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Banos. 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 Los Banos. 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 Banos'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 Banos is $541,000 for 2025. This covers most homes in the area since the median price is around $450,000, making FHA loans an excellent option for first. time buyers and those with smaller down payments.
You won't need a jumbo loan in Los Banos for most purchases. With conforming and VA loan limits at $833,000 and FHA at $541,000, nearly all homes in the $450K. $600K range qualify for conventional, FHA, or VA financing with better rates than jumbo loans.
For 2025, Merced County loan limits are $541,000 for FHA loans and $833,000 for conventional and VA loans. The 2026 limits typically get announced in November 2025, though they often remain stable in affordable markets like Los Banos.
Yes, VA loans work exceptionally well in Los Banos with a generous $833,000 loan limit. Veterans and active military can buy most homes here with $0 down, no PMI, and competitive rates, making it one of the best financing options available.
Our No Money Down program offers $0 down payment for qualified buyers in Los Banos. You can also access CalHFA programs offering up to 3.5% assistance, and Merced County often has additional DPA funds that can be stacked together to cover your entire down payment and closing costs.
You can buy a Los Banos home with as little as 3% down on a conventional loan or 3.5% with FHA financing. On a $450,000 home, that's $13,500 to $15,750, though VA loans and down payment assistance programs can get you in with $0 down.
You can qualify for an FHA loan in Los Banos with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require 620 or higher, while VA loans are more flexible and focus on your overall financial picture rather than just your score.
Look for a lender experienced with Los Banos's affordable market who offers FHA, VA, and down payment assistance programs that first. time buyers need here. Compare rates and fees from at least three lenders, and choose one who explains your options clearly and can close on time.
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