Mortgage broker serving Monterey, 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 Monterey buyers, we match your unique situation to the right program.
Monterey buyers face financing complexity with many properties exceeding the $995K conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Monterey 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 Monterey home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Monterey starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Monterey 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 Monterey 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 Monterey homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $832,750 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $832,750 |
| 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 Monterey home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Monterey homes qualify for conforming loans under $995K. Best rates with 3-20% down.
Veterans buy in Monterey with nothing down. VA loans up to $995K with no mortgage insurance.
FHA loans popular for Monterey first-timers. 3.5% down, 580 credit minimum.
Higher-end Monterey properties may exceed $995K. Jumbo financing available when needed.
Bank statement loans work for Monterey's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Monterey buyers.
Bridge loans help Monterey buyers compete. Make non-contingent offers while selling current home.
Monterey investment properties in LLC. Entity financing available for investors.
Most Monterey mortgages qualify for conforming refinance. Lower your rate under the limit.
Monterey homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Monterey refinance with VA IRRRL. No appraisal, no income verification.
Monterey HELOC options for home equity access. Credit line with variable rate draw period.
Monterey FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Monterey. Fixed payments unlike variable HELOC.
Monterey rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Monterey use fix-and-flip financing. Purchase plus rehab in one loan.
Monterey apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Monterey. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Monterey buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Monterey buyers.
Local Monterey DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Monterey buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Monterey family purchases. Parents selling to children at discount.
Monterey buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Monterey sits on the Central Coast about two hours south of San Francisco. Population is 30,007, median household income $98,003. The homeownership rate here is just 35.6%, one of the lowest in California, and the $1.075M median home price tells you why. This isn't a market where most people can buy unless they're bringing serious income or equity from another property. You're looking at needing roughly $200K down and qualifying income around $250K+ for a conventional loan on a median-priced home.
If you're buying with kids in Monterey, you're paying premium prices partly for the coastal lifestyle and partly for decent schools. Monterey High serves the area, Colton Middle and Walter Colton Middle handle the middle grades, and La Mesa Elementary covers younger kids. The schools are solid but not exceptional compared to what you'd find in places like Carmel or Pebble Beach nearby. Here's the thing though - families who buy here tend to prioritize location and lifestyle over school rankings, which is why you'll see plenty of military families from the Naval Postgraduate School and Defense Language Institute choosing to rent instead. That 35.6% ownership rate means most of your neighbors are renters, which can affect neighborhood stability and your resale calculations down the road.
Where you buy in Monterey doesn't change the price much because everything runs around $1.1M regardless of neighborhood. New Monterey sits between downtown and Pacific Grove, puts you walking distance to Cannery Row and the aquarium, and attracts buyers who want tourist energy nearby - you'll need a jumbo loan here since we're well above conventional limits. Old Monterey is the historic core with Spanish-era adobes and the State Historic Park, appeals to buyers who want that historic character and downtown walkability, same jumbo loan territory. Del Monte Beach on the northern edge gives you actual beach access and feels more residential, less touristy, but you're still looking at $1.1M and jumbo financing. The truth is, at these prices you're not finding entry-level options or FHA-friendly properties. Most buyers here are either cashing out equity from the Bay Area, inheriting property, or earning well into six figures.
The commute to San Francisco takes about 122 minutes on Highway 1 or 101, which is why most people who buy here either work locally or retired early. Los Angeles is over five hours away, so that's not a commute anyone's making. Local transit exists through MST buses but this isn't a place where you can skip owning a car. If you're thinking about buying in Monterey while keeping a Bay Area job, you're looking at remote work or a brutal weekly commute. The isolation is part of what keeps it from being even more expensive, but it also means your job flexibility matters a lot when you're committing to a million-dollar mortgage.
The Monterey Bay Aquarium is the marquee employer and tourist draw, but it won't pay you enough to afford a house here. Naval Postgraduate School and Defense Language Institute bring military and government workers with steady incomes, though many choose to rent given the high buy-in cost. Community Hospital of the Monterey Peninsula and Monterey Peninsula Unified School District provide healthcare and education jobs. Real talk - the local job market doesn't support the housing prices for most people. You'll find plenty of buyers who made their money elsewhere, retirees downsizing from the Bay Area, or dual-income professional couples. If you're relying on a local job to qualify for your mortgage, you're going to struggle unless you're in a specialized role at the hospital or one of the military installations.
Common questions from Monterey 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 Monterey 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 Monterey: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Monterey buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Monterey 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 Monterey 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 Monterey families purchase with minimal upfront cash.
2026 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most Monterey properties fall within conforming limits, maximizing your financing options.
For Monterey'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 Monterey. 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 Monterey. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in Monterey. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Monterey 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 Monterey: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Monterey buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Monterey. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Monterey 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 Monterey 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 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most Monterey properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Monterey 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 Monterey 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 Monterey families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Monterey. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in Monterey. 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 Monterey'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 Monterey is $995,000 for 2025. This covers most single. family homes in the area, though some properties in Monterey's upper. middle market may exceed this amount. FHA loans require just 3.5% down with a credit score of 580 or higher.
You'll need a jumbo loan if you're buying above $995,000 in Monterey. With the median home price around $1.1M, many buyers can stay within conforming limits, but properties in the $1.1M to $1.25M range will require jumbo financing. Jumbo loans typically need 10. 20% down and stronger credit profiles.
For 2025, Monterey County's conforming loan limit is $995,000, matching the FHA and VA limits. The 2026 limits haven't been announced yet but are typically released in November 2025. These limits usually adjust based on home price trends, so they may increase if the market continues to appreciate.
Yes, the VA loan limit in Monterey is $995,000 with no down payment required for eligible veterans and service members. This covers a significant portion of homes in Monterey's market. For properties above $995,000, you can still use a VA loan but you'll need to put 25% down on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Monterey. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering up to 3.5% in deferred. payment junior loans. Monterey County may also have local first. time buyer programs worth exploring for additional support.
Down payments in Monterey typically range from 0% to 20% depending on your loan type. Conventional loans can go as low as 3% down, FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. For homes above $995,000 requiring jumbo financing, you'll generally need 10. 20% down.
Most lenders require a minimum credit score of 620 for conventional loans in Monterey, though 680+ will get you better rates. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. For jumbo loans on higher. priced Monterey properties, you'll typically need 700 or higher.
Look for a lender experienced with Monterey's upper. middle market who can handle both conforming and jumbo loans seamlessly. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with properties in the $900K to $1.25M range. A local lender familiar with Monterey County's market conditions can often provide smoother transactions and better guidance.
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