Mortgage broker serving Merced, 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 Merced buyers, we match your unique situation to the right program.
Merced provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Merced 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 Merced home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Merced starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Merced 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 Merced 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 Merced 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 dominates Merced purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Merced. State programs reduce out-of-pocket costs significantly.
Veterans buy Merced homes with $0 down. Full VA benefits cover all properties here.
Many Merced properties qualify for USDA zero-down loans. Rural designation required.
All Merced properties qualify for conforming loans. 3% down minimum for first-time buyers.
Merced local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Merced homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Merced. Investors can purchase in entity names.
FHA streamline dominates Merced refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Merced veterans. No paperwork hassles, quick closing.
Many Merced homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Merced refinance qualifies for conforming rates. Best terms for rate reduction.
Merced owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Merced. Predictable payments for major expenses.
DSCR financing for Merced investors. Buy rentals based on property income potential.
Fix-and-flip financing for Merced investors. Buy distressed properties, renovate, sell.
Commercial hard money in Merced. Quick funding when timing is critical.
Multifamily loans available for Merced apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Merced buyers with qualifying income.
CalHFA is a strong option for Merced. State programs reduce out-of-pocket costs significantly.
Merced local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Merced down payment help. Free money for qualified buyers.
Many Merced properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Merced benefit from gift of equity. No cash down payment needed.
Merced first-time buyers often use co-borrowers. Family help for 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
Merced sits in the heart of the Central Valley, population 87,686, with a median household income of $59,233. The homeownership rate here is 43.3%, which is low for California, but here's the thing - at $417K median home price, you're looking at one of the more accessible markets in a state where affordability has gone off the rails. A household pulling in $60K can actually get a mortgage approved here with decent debt-to-income ratios, especially with FHA or conventional loans at 3-5% down.
The school situation in Merced matters if you're thinking long-term resale value. You've got three main high schools: Merced High, Golden Valley High, and El Capitan High serving different parts of town. Merced College gives you local higher education options without the UC price tag, though UC Merced being right here changes the whole education conversation for families. The university's presence has been pushing property values up steadily since it opened in 2005. That lower homeownership rate means you're competing with more renters and investors, but it also means there's room for appreciation as more families decide to buy instead of rent.
Downtown Merced runs around $417K and gives you that historic Central Valley vibe with the courthouse, local shops, and walkable civic buildings. You'll find a mix of older homes and some updated properties, and conventional loans work fine here for buyers with decent credit. Bellevue Ranch also hits that $417K median, more of a standard residential area without the downtown character but often with newer construction or better condition homes. The pricing is pretty consistent across Merced compared to bigger markets where neighborhoods can swing $200K either way. FHA loans are popular throughout the city since you can get in with 3.5% down, and that matters when you're trying to keep cash reserves after closing.
Merced puts you 57 minutes from Fresno, 69 minutes from Stockton, and about 153 minutes from Bakersfield. The commute situation is real if you're working in the Bay Area - some people do it, but you're looking at 2+ hours each way to San Jose or the East Bay. Local transit exists but like most Central Valley cities, you'll want a car. The truth is, most buyers here work locally or regionally, not making that Bay Area commute daily. That geographic isolation is exactly why Merced stays affordable while Tracy or Manteca have shot up in price. You're trading access for a mortgage payment that won't crush you.
UC Merced is the game-changer employer here, bringing stable academic jobs and steady enrollment growth that supports the local economy. Mercy Medical Center Merced anchors the healthcare sector with good-paying positions. The two school districts - Merced Union High and Merced City - employ hundreds of teachers and staff with those reliable public sector benefits. County of Merced rounds out the government employment base. The job market isn't as diverse as you'd find in Fresno or Modesto, but it's stable. Most mortgage underwriters like seeing UC and healthcare jobs on applications because they're recession-resistant, which can help your approval odds.
Common questions from Merced 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 Merced 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 Merced: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Merced buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Merced 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 Merced 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 Merced 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 Merced properties fall within conforming limits, maximizing your financing options.
For Merced'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 Merced. 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 Merced. 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 Merced. 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 Merced 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 Merced: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Merced buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Merced. 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 Merced 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 Merced 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 Merced properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Merced 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 Merced 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 Merced families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Merced. 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 Merced. 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 Merced'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 Merced is $541,000 for 2026. This covers virtually all homes in Merced's market, where the median price is around $417,000. FHA loans are extremely popular here since they allow down payments as low as 3.5% with credit scores starting at 580.
You won't need a jumbo loan in Merced unless you're buying above $833,000, which is rare in this market. Most homes here fall between $300,000 and $450,000, well within FHA and conforming loan limits. This means you'll have access to better rates and more flexible qualifying requirements than jumbo borrowers.
For 2026, Merced County loan limits are $541,000 for FHA loans and $833,000 for both VA and conforming loans. These limits are more than sufficient for the local market where median home prices sit around $417,000. The higher limits give buyers plenty of financing options without needing jumbo loans.
Yes, VA loans are available in Merced with a loan limit of $833,000, which covers all typical homes in the area. VA loans offer 0% down with no mortgage insurance, making them an excellent option for eligible veterans and service members. Given Merced's median home price of $417,000, you'll have plenty of room within the VA limit.
Our No Money Down program offers $0 down payment for qualified buyers in Merced. CalHFA programs are also game. changers here, offering down payment and closing cost assistance grants that don't need to be repaid. Some areas of Merced County may qualify for USDA loans with zero down, and local county DPA programs can provide additional support for first. time buyers.
You can buy a home in Merced with as little as 3.5% down using an FHA loan, which means around $14,600 on a $417,000 home. However, many first. time buyers here use down payment assistance programs to reduce or eliminate their out. of. pocket costs entirely. VA and USDA loans offer 0% down options if you qualify.
You can qualify for an FHA loan in Merced with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Most lenders prefer to see scores around 620 or higher for the best rates and program options. Given that Merced is an entry. level market focused on first. time buyers, lenders here regularly work with borrowers building their credit.
Choose a lender experienced with Merced's entry. level market who understands FHA loans and down payment assistance programs inside and out. You'll want someone who can explain CalHFA and local DPA options clearly, since these programs can be the difference between buying now or waiting years to save. Look for lenders who offer personalized guidance for first. time buyers and can help you navigate the specific challenges of buying on a modest income.
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