Mortgage broker serving Manhattan Beach, 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 Manhattan Beach buyers, we match your unique situation to the right program.
Manhattan Beach buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Manhattan Beach 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 Manhattan Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Manhattan Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Manhattan Beach home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Manhattan Beach homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Manhattan Beach buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Manhattan Beach buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Manhattan Beach home before selling. Bridge loans cover the gap between properties.
International buyers purchase Manhattan Beach properties with foreign national loans. No US credit required.
Manhattan Beach tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Manhattan Beach investors buy in LLC names. Asset protection with entity financing.
Manhattan Beach homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Manhattan Beach properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Manhattan Beach homeowners. Flexible credit line against substantial equity.
Home equity loans for Manhattan Beach owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Manhattan Beach veterans. Refinance existing VA loan with no appraisal needed.
Manhattan Beach investors can cash-out immediately after purchase. No seasoning required.
Manhattan Beach investment properties qualify on rental income alone. DSCR loans skip employment verification.
Manhattan Beach renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Manhattan Beach apartment buildings. 5+ unit commercial loans available.
Hard money for Manhattan Beach commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Manhattan Beach buyers with qualifying income.
CalHFA assistance technically available but rarely used in Manhattan Beach's luxury market.
Family property transfers in Manhattan Beach use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Manhattan Beach purchases. Non-occupant co-borrower boosts qualifying income.
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
Manhattan Beach sits on the coast in LA County's South Bay, about 20 miles south of LAX. Population is 35,123, median household income $187,217. The homeownership rate here is 70.1%, which tells you something important: even at $3.1M median home price, people find ways to buy and stay. This is one of the most expensive beach communities in California, and your financing needs to match that reality. You're looking at jumbo loans, significant down payments, and the kind of income documentation that proves you can carry a seven-figure mortgage.
The schools are a huge part of why Manhattan Beach commands these prices. Mira Costa High is consistently ranked among the top public high schools in California, and that reputation directly affects your property value and resale potential. Manhattan Beach Middle and the elementary schools like Pennekamp and Grand View pull strong ratings year after year. Here's the thing: buyers pay a premium to get into this district, and lenders know it. The school quality means your home holds value even in down markets, which affects your loan-to-value ratios and refinancing options down the road. Families buy here planning to stay through high school graduation, so turnover is lower than most beach towns.
Where you buy in Manhattan Beach affects your financing more than you'd think. The Sand Section west of Highland runs $3.1M and up, but that 'and up' can mean $5M-$15M for oceanfront or walk-street properties. You're looking at jumbo loans with 20-30% down, sometimes portfolio products if you're over conforming limits by a lot. The Hill Section east of Highland sits higher with views, same $3.1M median but slightly more inventory for buyers who want the address without oceanfront pricing. Downtown Manhattan Beach near the pier mixes residential with commercial, $3.1M gets you walkability to restaurants and shops, and lenders like the rental income potential if you're considering investment property. El Porto in the north has a more laid-back surf vibe, still $3.1M median, attracts younger buyers who've often sold in other markets to move here. All these areas require jumbo financing, but your loan structure depends on whether you're buying a tear-down, a remodel, or move-in ready.
You're 34 minutes to downtown LA, 29 to Santa Monica, 28 to Long Beach, 49 to Irvine when traffic cooperates. The lack of major highways running through town is actually part of the appeal and part of why prices stay high. Manhattan Beach stays insulated from through-traffic, which preserves the residential feel and property values. Most buyers here work in tech, finance, or entertainment in LA or the Westside, or they've built enough wealth that the commute matters less than the lifestyle. The walkability and bike-friendliness mean you can live here without driving much, which matters when you're weighing coastal premium against inland alternatives.
Manhattan Beach Unified School District and the City of Manhattan Beach provide stable public sector employment, but the real economic story is Skechers USA headquarters and the concentration of high-income professionals who live here. Local retail and hospitality businesses along Manhattan Beach Boulevard and near the pier create service jobs, but let's be real: most homeowners here aren't working retail. The buyer profile skews toward tech executives, entertainment industry professionals, finance types, and business owners who can document the income needed for a $2.5M-$3M+ loan. Lenders look closely at your debt-to-income ratio when you're applying for jumbo financing, and in Manhattan Beach that often means showing $400K-$500K+ in annual income for a median-priced home.
Common questions from Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Manhattan Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach properties fall within conforming limits, maximizing your financing options.
For Manhattan Beach'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 Manhattan Beach. 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 Manhattan Beach. 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 Manhattan Beach. 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 Manhattan Beach 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 Manhattan Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Manhattan Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Manhattan Beach. 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 Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Manhattan Beach 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 Manhattan Beach 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 Manhattan Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Manhattan Beach. 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 Manhattan Beach. 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 Manhattan Beach'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 Manhattan Beach is $1,250,000 for 2025. However, with a median home price of $3.1M, most properties here exceed FHA limits, making jumbo loans the standard financing option. FHA loans are rarely used in this ultra. luxury coastal market.
Yes, you'll almost certainly need a jumbo loan in Manhattan Beach since the median home price is $3.1M and most properties sell for well above the $1.25M conforming loan limit. Jumbo loans are the standard here, and lenders experienced with high. net. worth buyers can offer competitive rates. Expect to provide extensive financial documentation given the loan amounts involved.
For 2026, the conforming loan limit in Los Angeles County is $1,250,000, with FHA and VA limits also at $1,250,000. These limits apply countywide, though in Manhattan Beach's ultra. luxury market, most buyers require jumbo financing above these thresholds. Loan limits are typically announced in November for the following year.
Yes, you can get a VA loan in Manhattan Beach with a limit of $1,250,000, though this covers only a small fraction of available properties given the $3.1M median price. Veterans purchasing here typically use a VA jumbo loan, combining their VA entitlement with additional financing. Many lenders offer specialized VA jumbo products for high. value coastal markets.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Manhattan Beach's $3.1M median home price and the typical high. net. worth buyer profile, most purchasers don't qualify for traditional DPA programs due to income limits. CalHFA and Los Angeles County programs exist but have strict income caps that exclude most buyers in this ultra. luxury market.
For jumbo loans in Manhattan Beach, you'll typically need 20% to 25% down, which translates to $620,000 to $775,000 on the $3.1M median home. Some lenders offer jumbo loans with 10% to 15% down for well. qualified borrowers with excellent credit and substantial reserves. Many buyers here put down significantly more or purchase with cash.
You'll need a minimum credit score of 680 to 700 for jumbo loans in Manhattan Beach, though most lenders prefer 720+ for the best rates on high. balance mortgages. Given the typical loan amounts exceeding $2M, lenders scrutinize credit history closely and look for strong overall financial profiles. Scores above 760 will secure you the most competitive jumbo loan terms.
Choose a lender with extensive jumbo loan experience and a track record in Manhattan Beach's ultra. luxury market, as they'll understand complex income situations and high. value transactions. Look for competitive rates on loans above $2M, personalized service, and the ability to close quickly in this competitive market. The right lender should also have relationships with local agents and understand the unique dynamics of coastal Los Angeles real estate.
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