Mortgage broker serving Manteca, 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 Manteca buyers, we match your unique situation to the right program.
The Manteca market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Manteca 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 Manteca home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Manteca starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Manteca 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 Manteca 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 Manteca homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | Any buyer - grant covers FHA or Conventional down payment, forgiven after 6 payments |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $832,750 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Manteca buyers. Most homes under $833K with competitive rates.
Strong FHA option in Manteca. Low down payment gets you into most properties here.
$0 down for Manteca veterans. VA loans cover all properties with no PMI required.
Manteca business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Manteca. State assistance helps with down payment and closing costs.
Premium Manteca homes over $833K require jumbo loans. Less common but available for luxury properties.
Manteca sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Manteca investors. Buy rentals in entity names.
Conforming refinance for Manteca homeowners. Best rates for loans under $833K.
FHA streamline refinance for Manteca. Easiest way to lower your existing FHA rate.
VA streamline refi for Manteca veterans. Fastest way to reduce your mortgage payment.
Turn Manteca home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Manteca homeowners. Access equity without replacing first mortgage.
Manteca owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Manteca investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Manteca projects. Short-term financing for value-add investments.
Multifamily options for Manteca investors. Finance apartment buildings with commercial loans.
Manteca investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Manteca buyers with qualifying income.
CalHFA programs popular in Manteca. State assistance helps with down payment and closing costs.
Manteca has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Manteca buyers. Down payment assistance with no repayment.
Manteca family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Manteca purchases. Family member income boosts qualification.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Manteca sits in the Central Valley about 75 miles east of San Francisco and just 21 minutes from Stockton. Population is 83,897, median household income $89,966. The homeownership rate here is 69.1%, which tells you people are actually buying and staying, not just renting and passing through. At $627,500 median home price, you're looking at one of the last places in the greater Bay Area orbit where a household pulling in $90K can still qualify for a mortgage without stretching into dangerous debt-to-income territory.
If you've got kids or you're planning to, the school ratings here matter for both your daily life and your resale value down the line. Weston Ranch High and Sierra High both pull 8 ratings, while Manteca High and East Union High come in at 7. Those are solid numbers for the Central Valley, and they're part of why families keep moving here. When you're comparing loan offers, remember that good school ratings translate to better property appreciation over time. That 69.1% homeownership rate means most of your neighbors aren't going anywhere, which creates the kind of stability lenders like to see when they're underwriting your loan.
Where you buy in Manteca directly affects what loan product makes sense and what your monthly payment looks like. Weston Ranch runs $650K-$750K, newer master-planned development with parks and trails, attracts young families using conventional loans with 10-20% down. Woodward Park offers older homes with character at $580K-$680K, good for buyers who can handle some updates and want equity-building potential with conventional financing. Raymus Village sits at $600K-$700K, quiet tree-lined streets that appeal to families who want turnkey properties and can qualify for standard conventional loans. Del Webb at Miramonte is the 55+ active adult community, $550K-$650K, where retirees often use conventional financing or cash from selling their previous homes. The price spread here means you've got options depending on your down payment and income.
The commute situation is the main reason Manteca stays more affordable than anything closer to the Bay. You're 21 minutes to Stockton, which is doable for daily work. But if you're commuting to the Bay Area, you're looking at 75-90 minutes each way on a good day, longer when traffic hits. That commute is exactly why you can still buy a decent single-family home here for under $700K while similar properties in Pleasanton or Livermore run $1.2 million plus. If you work remotely or you've got a job in Stockton, Modesto, or locally, you're getting way more house for your mortgage dollar. The trade-off is real, but so is the difference in your monthly payment.
Manteca's got a solid mix of employers that creates the kind of economic stability lenders look for when they're approving mortgages in an area. Manteca Unified School District is the biggest employer, followed by Kaiser Permanente Manteca Medical Center, which means steady public sector and healthcare jobs. Amazon's fulfillment center and Ford's distribution facility bring logistics and warehouse work, while Costco adds retail stability. The job base here isn't flashy, but it's dependable, and that matters when you're talking about 30-year mortgage commitments. Most buyers either work locally in these sectors or they're making the commute to Stockton or the Bay Area for higher salaries that let them qualify for these $600K-plus homes.
Common questions from Manteca 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 Manteca 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 Manteca: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Manteca buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Manteca 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 Manteca 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 Manteca families purchase with minimal upfront cash.
2026 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Manteca properties fall within conforming limits, maximizing your financing options.
For Manteca'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 Manteca. 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 Manteca. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Manteca. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Manteca 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 Manteca: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Manteca buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Manteca. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Manteca 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 Manteca 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 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Manteca properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Manteca 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 Manteca 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 Manteca families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Manteca. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Manteca. 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 Manteca'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 Manteca is $604,000 for 2026. This covers most homes in the area since the median home price is around $628,000, though you'll need a larger down payment for homes above this limit. FHA loans are popular here with first. time buyers because they allow down payments as low as 3.5%.
Most buyers in Manteca won't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $628,000. You'd only need a jumbo loan if you're buying a home priced above $833,000, which represents the higher end of the local market. The majority of homes here fall comfortably within conventional and FHA loan limits.
For 2026 in San Joaquin County, the conforming loan limit is $833,000, the FHA limit is $604,000, and the VA loan limit is $833,000. These limits cover the vast majority of home purchases in Manteca, where typical homes range from $600,000 to $900,000.
Yes, VA loans are very competitive in Manteca with a loan limit of $833,000, which covers nearly all homes in the area. Veterans and active military can benefit from $0 down payment and no mortgage insurance, making homeownership more affordable in this market. VA loans are an excellent option for eligible buyers looking at homes in the $600,000 to $900,000 range.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as San Joaquin County's local DPA programs designed for first. time and moderate. income buyers. These programs are particularly helpful in Manteca's market where the median home price is around $628,000.
Down payment requirements in Manteca vary by loan type: you can put down as little as 3.5% with FHA ($22,000 on a $628,000 home), 3% with conventional loans, or $0 with VA loans or our No Money Down program. With the median home price at $628,000, most buyers should plan for $18,000 to $125,000 depending on their loan program and goals.
Most lenders require a minimum credit score of 620 for conventional loans in Manteca, while FHA loans can go as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600,000 to $900,000 range, you'll want a score of 680 or higher. VA loans typically require around 620, though some lenders may have more flexible requirements.
Look for a lender experienced with Manteca's balanced market who can offer multiple loan options including FHA, VA, and conventional products in the $600,000 to $900,000 range. Compare rates, fees, and closing timelines, but also consider responsiveness and local market knowledge. The right lender should understand San Joaquin County programs and help you navigate down payment assistance options that fit your situation.
Fill out the form below and we'll reach out to discuss your Manteca mortgage options.
We respond within 24 hours
