Mortgage broker serving Moraga, 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 Moraga buyers, we match your unique situation to the right program.
Financing in Moraga's premium market demands lenders experienced with jumbo loans above $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 Moraga 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 Moraga home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Moraga starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Moraga 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 Moraga 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 Moraga homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| 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 $1,249,125 |
| 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 Moraga home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Moraga prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Moraga.
Self-employed? Moraga bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Moraga properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Moraga buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Moraga buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Moraga moves. Purchase before your current home sells.
Entity financing for Moraga investors. Purchase in LLC for asset protection.
Moraga loans under $1.25M get conforming refinance rates. Best rates available.
Access Moraga home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Moraga homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Moraga veterans. Lower your rate without appraisal or income docs.
Moraga home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Moraga homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Moraga can use DSCR financing. Rental income qualifies the loan.
Moraga rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Moraga apartment buildings. Commercial rates for larger properties.
Hard money financing for Moraga commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Moraga buyers with qualifying income.
CalHFA programs can help Moraga first-time buyers. Check income limits for eligibility.
Moraga family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Moraga. Family member income helps qualification.
Check Moraga city programs for additional DPA. May stack with CalHFA for more help.
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
Moraga sits tucked in the East Bay hills about 21 minutes from [Oakland](/mortgage-loans-and-refinance-in-oakland-ca) and 34 from [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca). Population is 16,859, median household income $193,707. The homeownership rate here is 84%, one of the highest in the Bay Area, which tells you everything about who buys here and why they stay. At $1.655M median home price, you're looking at jumbo loan territory, and most buyers need household income around $400K+ to qualify comfortably under standard debt-to-income ratios.
Here's the thing about Moraga: families move here for the schools and they don't leave. Campolindo High is consistently ranked among the top public high schools in California, and Joaquin Moraga Intermediate feeds into it with strong test scores across the board. Saint Mary's College right in town adds an academic vibe to the whole community. When you're spending $1.6M+ on a house, school quality isn't just about your kids, it's about protecting your investment. Buyers will pay a premium for top-rated school districts, and when it's time to sell, you'll have a deep pool of families willing to stretch their budgets to get into these boundaries.
Moraga doesn't have the dramatic price variation you see in bigger cities because it's all pretty desirable. Moraga Center runs around $1.7M, and you're close to shopping at Rheem Valley Shopping Center and the Moraga Commons. Sanders Ranch also hits that $1.7M mark, mostly single-family homes on decent lots with that classic Bay Area suburban feel. Both areas require jumbo loans since you're well above the $766,550 conforming limit for 2024. Most buyers here put down 20% or more, which means you need $330K+ liquid just for the down payment before closing costs. The lack of starter homes or fixer-uppers means first-time buyers are rare unless they've got serious family money or dual tech incomes.
The commute times are what make Moraga work for Bay Area professionals. You're 21 minutes to Oakland, 34 to San Francisco, 59 to Palo Alto, 63 to San Jose. That's manageable for someone pulling down $200K-$300K at a tech company or financial firm who needs the house and schools but can't stomach a two-hour daily grind. The Caldecott Tunnel via Highway 24 is your main artery, and yes, it backs up during peak hours, but you're trading some traffic time for a neighborhood where your kids can bike to school. No BART station in Moraga itself, but you can park and ride from nearby Orinda or Lafayette if you want to skip the bridge traffic into the city.
Real talk: most people who buy in Moraga don't work in Moraga. Saint Mary's College is the biggest employer, along with the Moraga-Orinda Fire District, Town of Moraga, and Acalanes Union High School District. These are stable public sector and education jobs, but they're not paying $400K salaries. The typical buyer here works in tech, finance, healthcare, or law in San Francisco, Oakland, or the greater Bay Area and chose Moraga for the schools and safety. That income disparity between local wages and home prices means you're competing with buyers who have significant earning power from outside the immediate area. Your lender will want to see strong income documentation and solid reserves since you're in jumbo loan territory.
Common questions from Moraga 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 Moraga 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 Moraga: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Moraga buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Moraga 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 Moraga 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 Moraga families purchase with minimal upfront cash.
2026 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Moraga properties fall within conforming limits, maximizing your financing options.
For Moraga'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 Moraga. 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 Moraga. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in Moraga. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Moraga 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 Moraga: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Moraga buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Moraga. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Moraga 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 Moraga 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 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Moraga properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Moraga 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 Moraga 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 Moraga families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Moraga. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in Moraga. 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 Moraga'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 Moraga is $1,250,000 for 2026. This covers many of the lower. priced homes in the area, though with a median home price of $1.7M, you'll need a jumbo loan for most properties. FHA loans require just 3.5% down with a credit score of 580 or higher.
Yes, you'll likely need a jumbo loan in Moraga since the median home price is $1.7M, which exceeds the conforming loan limit of $1,250,000. Jumbo loans typically require 10. 20% down and stronger credit scores of 680 or higher. Only homes priced at $1.25M or below can use conventional conforming or FHA financing.
For 2026, Contra Costa County's loan limits are $1,250,000 for conforming, FHA, and VA loans. This applies to single. family homes in Moraga and throughout the county. Any home priced above $1,250,000 will require jumbo financing with different qualification requirements.
Yes, you can get a VA loan in Moraga with a limit of $1,250,000 for 2026. VA loans offer 0% down for eligible veterans and service members, though most Moraga homes exceed this limit given the $1.7M median price. For homes above the limit, you'll need a down payment to cover the difference or consider a jumbo VA loan.
Our No Money Down program offers $0 down payment for qualified buyers purchasing in Moraga. CalHFA programs and Contra Costa County's down payment assistance may also be available for lower. priced properties under $1.25M. Given Moraga's premium pricing, these programs work best for dual. income professionals buying at the lower end of the market.
For Moraga's median $1.7M home price, you'll typically need 15. 20% down ($255,000. $340,000) for a jumbo loan. If you're buying a home under $1.25M, you can put down as little as 3. 3.5% with conventional or FHA financing. Larger down payments often secure better rates and terms in this premium market.
For most Moraga homes requiring jumbo financing, you'll need a credit score of at least 680. 700 to qualify for competitive rates. If you're buying a home under $1.25M with conventional financing, you can qualify with scores as low as 620, though 740+ gets you the best rates. FHA loans allow scores down to 580 for lower. priced properties.
Choose a lender experienced with Moraga's premium market and jumbo loan requirements, as most properties here exceed conforming limits. Look for competitive rates on loans above $1.25M, strong communication, and expertise helping dual. income professionals navigate complex financing. A local lender familiar with Contra Costa County can streamline your purchase in this competitive market.
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