Mortgage broker serving Modesto, 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 Modesto buyers, we match your unique situation to the right program.
First-time buyers in Modesto need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Modesto 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 Modesto home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Modesto starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Modesto 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 Modesto 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 Modesto 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 Modesto purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Modesto. State programs reduce out-of-pocket costs significantly.
Veterans buy Modesto homes with $0 down. Full VA benefits cover all properties here.
Many Modesto properties qualify for USDA zero-down loans. Rural designation required.
All Modesto properties qualify for conforming loans. 3% down minimum for first-time buyers.
Modesto local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Modesto homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Modesto. Investors can purchase in entity names.
FHA streamline dominates Modesto refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Modesto veterans. No paperwork hassles, quick closing.
Many Modesto homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Modesto refinance qualifies for conforming rates. Best terms for rate reduction.
Modesto owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Modesto. Predictable payments for major expenses.
DSCR financing for Modesto investors. Buy rentals based on property income potential.
Fix-and-flip financing for Modesto investors. Buy distressed properties, renovate, sell.
Commercial hard money in Modesto. Quick funding when timing is critical.
Multifamily loans available for Modesto 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 Modesto buyers with qualifying income.
CalHFA is a strong option for Modesto. State programs reduce out-of-pocket costs significantly.
Modesto local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Modesto down payment help. Free money for qualified buyers.
Many Modesto properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Modesto benefit from gift of equity. No cash down payment needed.
Modesto 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
Modesto sits right in the heart of the Central Valley, about 90 miles east of San Francisco and 68 miles south of Sacramento. Population is 218,308, median household income $73,375. The homeownership rate here is 57.7%, which is decent for California, and the median home price of $440K tells you why people are buying here. This is one of the last places in the state where a household pulling in $70-75K can realistically qualify for a conventional loan on a solid single-family home without getting priced out to the edges of town.
If you've got kids or you're planning to, the school ratings here actually matter for your resale value down the road. John Muir Elementary pulls an 8, Gregori High School also scores an 8, and Modesto High and Roosevelt Junior High both come in at 7. These aren't bad numbers for the Central Valley, and they're part of why families stick around once they buy. The Modesto City Schools district is one of the largest employers in town, which tells you something about the community's investment in education. When you're looking at homes, check which school boundaries you're in because that 8-rated elementary zone will cost you more upfront but pays off when you sell.
Where you buy in Modesto changes what you'll pay and what loan product makes sense. Village One is the premium play at $500K-$650K, newer construction with HOA amenities and the best school access. You'll need solid credit and income here, but conventional loans with 5-10% down work fine if you qualify. Vintage Faire runs $380K-$480K, established homes near shopping and employers, perfect for conventional financing with standard down payments. La Loma is the character option at $350K-$450K, older homes with charm near downtown, and you'll see some buyers using FHA or renovation loans if they're tackling fixers. Sylvan is your entry point at $320K-$420K, mid-century homes on bigger lots where first-time buyers lean on FHA loans to get in with 3.5% down. The price spread between these neighborhoods is real, and it directly affects what you need to bring to closing.
CA-99 runs right through town and connects you to the rest of the Valley. Stockton is 34 minutes north, which matters if you work there or need Bay Area airport access. Fresno sits 92 minutes south. The Bay Area commute is rough, around two hours each way, but plenty of people do it because Modesto prices are half what you'd pay in Tracy or Livermore. If you work locally or remotely, you're getting California homeownership without the California mortgage payment that keeps you up at night. The Modesto Area Express handles local transit if you need it, but real talk, most people here drive.
E. & J. Gallo Winery is the big name employer and has been here forever, providing stable white-collar and production jobs. Healthcare is solid with Doctors Medical Center and Memorial Medical Center both hiring. Stanislaus County government and Modesto City Schools are major public sector employers, which means steady paychecks and benefits that help people qualify for mortgages. Foster Farms adds ag and food processing jobs to the mix. The economy here is Central Valley typical: agriculture, food processing, healthcare, education, and government. It's not flashy, but it's stable enough that lenders don't get nervous about the local job market when you're applying for financing.
Common questions from Modesto 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 Modesto 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 Modesto: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Modesto buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Modesto 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 Modesto 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 Modesto families purchase with minimal upfront cash.
2026 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Modesto properties fall within conforming limits, maximizing your financing options.
For Modesto'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 Modesto. 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 Modesto. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Modesto. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Modesto 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 Modesto: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Modesto buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Modesto. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Modesto 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 Modesto 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 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Modesto properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Modesto 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 Modesto 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 Modesto families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Modesto. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Modesto. 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 Modesto'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 2026 FHA loan limit for Modesto (Stanislaus County) is $536K for a single-family home. This is a standard area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
Most Modesto properties are under the $833K conforming loan limit and don't require jumbo financing. Jumbo loans are typically only needed for luxury homes or larger estates.
The 2026 Stanislaus County loan limits are: FHA: $536K, VA: $1.25M, Conventional: $833K. Any loan amount above $833K is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Modesto with $0 down payment. The 2026 VA loan limit for Stanislaus County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 3-5%, FHA: 3.5%, VA: $0 for eligible veterans. For Modesto's median price of $440K, many first-time buyers use 3-5% down programs.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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