Mortgage broker serving Oakdale, 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 Oakdale buyers, we match your unique situation to the right program.
In Oakdale's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Oakdale 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 Oakdale home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Oakdale starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Oakdale 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 Oakdale 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 Oakdale 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 is the go-to for Oakdale buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Oakdale. VA loans are the best deal for eligible veterans.
Nearly all Oakdale homes qualify for conforming loans. Best rates available for qualified buyers.
Oakdale buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Oakdale buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Oakdale areas. Check rural designation by address.
Bridge loans available for Oakdale transitions. Finance new purchase before selling.
Entity purchase programs for Oakdale. LLC financing for investment properties.
Oakdale FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Oakdale refinances qualify as conforming. Competitive rates with quick approval.
Oakdale veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Oakdale homeowners with equity. Access funds for any purpose.
Oakdale owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Oakdale homeowners. Lump sum with fixed monthly payments.
Oakdale rental properties qualify with DSCR. No personal income verification needed.
Oakdale renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Oakdale commercial. Fast financing for competitive markets.
Apartment financing in Oakdale. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Oakdale buyers with qualifying income.
Oakdale buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Oakdale. City programs plus CalHFA can cover most down payment.
Grant programs for Oakdale first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Oakdale areas. Check rural designation by address.
Gift of equity for Oakdale family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Oakdale buyers qualify. Add parent income to yours.
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
Oakdale sits in the Central Valley about 40 miles east of Modesto in Stanislaus County. Population is 23,120, median household income $83,110. The homeownership rate here is 63.5%, right in line with California's owner-occupied average, and the median home price of $480K puts it in that sweet spot where Central Valley buyers with solid incomes can still qualify without stretching into jumbo territory. You're looking at a town where a household pulling in $80-90K can realistically afford the mortgage payment on a typical single-family home.
Oakdale Joint Unified School District serves the whole town, with Oakdale High School as the main secondary option for families buying here. The district's been stable over the years, which matters when you're thinking about property values five or ten years down the road. Parents who buy in Oakdale tend to stay put through the school years, and that stability shows up in resale values when you eventually sell. The district also happens to be one of the major employers in town, so you've got families with steady public sector jobs anchoring the local real estate market. If you're buying with kids and want that small-town school experience without paying Bay Area prices, this is the kind of place where your mortgage payment won't eat your whole budget.
The housing stock here centers around Downtown Oakdale, where you're looking at $480K for homes in the historic core with access to local businesses and civic buildings. It's not a place with a dozen distinct subdivisions like you'd find in bigger cities. Instead, you get that classic Central Valley layout where older homes mix with newer infill, and most properties fall into that conventional loan sweet spot. FHA and conventional financing both work well here since you're not dealing with the kind of price jumps that push you into jumbo loan territory. The town's compact enough that where you buy doesn't drastically change your commute or access to schools, which keeps price variation pretty tight across different streets.
Stockton is your closest major job center at 39 minutes, which makes Oakdale doable for Stockton commuters who want more house for less money. Fresno runs about 108 minutes if you've got family or business down south, but that's not a daily commute for most people. Bakersfield at 204 minutes is basically off the table for regular trips. The reality is that most Oakdale buyers either work locally or they're making that Stockton run, trading some windshield time for a mortgage payment that's $150-200K less than equivalent homes closer to the Bay Area. If you work remotely or have a local job, you're getting Central Valley affordability without the big-city commute grind.
Oakdale Joint Unified School District is the top employer, giving the town a stable base of public sector jobs with decent benefits. Hershey Company has a presence here, which brings manufacturing and distribution jobs that pay well enough to support homeownership. Oak Valley Hospital District adds healthcare employment, and the City of Oakdale itself rounds out the public sector. The job mix is pretty typical for a Central Valley ag town that's diversified a bit: education, food processing, healthcare, local government. Most buyers here work in town or commute to Modesto or Stockton, and that $83K median household income tells you the local economy supports middle-class homeownership without requiring two six-figure salaries.
Common questions from Oakdale 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 Oakdale 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 Oakdale: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakdale buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Oakdale 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 Oakdale 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 Oakdale 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 Oakdale properties fall within conforming limits, maximizing your financing options.
For Oakdale'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 Oakdale. 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 Oakdale. 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 Oakdale. 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 Oakdale 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 Oakdale: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakdale buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Oakdale. 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 Oakdale 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 Oakdale 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 Oakdale properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Oakdale 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 Oakdale 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 Oakdale families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Oakdale. 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 Oakdale. 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 Oakdale'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 Oakdale is $541,000 for 2025. This covers most homes in the area since the median home price is around $480,000, making FHA loans an excellent option for first. time buyers and those with smaller down payments.
You won't need a jumbo loan for most Oakdale homes since the conforming loan limit is $833,000 and typical homes range from $450,000 to $600,000. Even the FHA limit of $541,000 covers the majority of properties in the area.
For 2025, Stanislaus County loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits typically adjust annually in January, so 2026 limits will be announced in late 2025.
Yes, VA loans work excellently in Oakdale with a loan limit of $833,000, which covers all homes in the area. Veterans and active military can buy with $0 down, no PMI, and competitive rates on homes typically priced between $450,000 and $600,000.
Our No Money Down program offers $0 down payment for qualified buyers in Oakdale. You can also access CalHFA programs offering 3.5% down payment assistance and closing cost help, plus Stanislaus County housing programs that can often be stacked together for maximum benefit.
You can buy an Oakdale home with as little as 3% down on a conventional loan (about $14,400 on a $480,000 home) or 3.5% with FHA (around $16,800). VA buyers and those using our No Money Down program can purchase with $0 down.
You can qualify for an FHA loan in Oakdale with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require 620 or higher, though you'll get better rates with scores above 680.
Look for a lender experienced with Oakdale's affordable market who offers multiple loan options including FHA, conventional 97, and down payment assistance programs. The best lender will understand first. time buyer needs, explain stacking DPA programs, and provide clear guidance on credit building if needed.
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