Mortgage broker serving Oakland, 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 Oakland buyers, we match your unique situation to the right program.
Oakland's market offers opportunity for buyers who understand their financing options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Oakland 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 Oakland home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Oakland starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Oakland 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 Oakland 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 Oakland 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Oakland buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Oakland. Low down payment gets you into most properties here.
$0 down for Oakland veterans. VA loans cover all properties with no PMI required.
Oakland business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Oakland. State assistance helps with down payment and closing costs.
Premium Oakland homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Oakland sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Oakland investors. Buy rentals in entity names.
Conforming refinance for Oakland homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Oakland. Easiest way to lower your existing FHA rate.
VA streamline refi for Oakland veterans. Fastest way to reduce your mortgage payment.
Turn Oakland home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Oakland homeowners. Access equity without replacing first mortgage.
Oakland owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Oakland investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Oakland projects. Short-term financing for value-add investments.
Multifamily options for Oakland investors. Finance apartment buildings with commercial loans.
Oakland investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Oakland buyers with qualifying income.
CalHFA programs popular in Oakland. State assistance helps with down payment and closing costs.
Oakland has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Oakland buyers. Down payment assistance with no repayment.
Oakland family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Oakland purchases. Family member income boosts 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
Oakland sits at the heart of the East Bay with 443,554 residents and a median household income of $97,369. The homeownership rate is just 41.7%, way below the state average, because the median home price of $680K combined with Bay Area competition makes getting into the market tough. But here's the thing: you're paying for direct BART access to SF, actual urban amenities, and a 22-minute commute to San Francisco without San Francisco pricing. For buyers who can clear the down payment hurdle, Oakland offers something rare in the Bay Area - diversity of neighborhoods at different price points all within one city.
The school ratings matter here because they directly affect which neighborhoods you can afford and your resale value down the line. Oakland Tech pulls a 7, Skyline High an 8, and if you can get your kid into College Prep that's a 9 rated private school. Joaquin Miller Elementary scores an 8 and sits in the hills where home prices reflect that rating. The truth is Oakland Unified has a mixed reputation, so families serious about public schools end up targeting specific attendance zones, which drives up prices in those pockets. That's why you'll see $200K swings between neighborhoods that are only two miles apart. If schools aren't your main factor, you've got way more buying power across the city.
Where you buy in Oakland determines everything about your loan structure and monthly payment. Rockridge runs $800K-$1.5M with those Craftsman homes and BART access, so you're looking at conventional loans with 20% down or jumbo territory depending on the property. Temescal sits at $600K-$900K and it's become the spot for younger buyers willing to stretch their budget for walkability and food culture. Piedmont Avenue goes $700K-$1.2M with that small-town feel inside the city, popular with families who want conventional financing on well-maintained properties. Fruitvale is your entry point at $500K-$750K, and FHA loans work well here for first-timers who want the BART access and cultural amenities without the Rockridge premium. Grand Lake hits $650K-$1.1M, and the condo market here opens doors for buyers who can't swing a single-family home but want that Lake Merritt lifestyle.
BART is the reason Oakland commands these prices. You're 22 minutes to San Francisco, 45 to Palo Alto, 51 to San Jose, all without sitting in 101 or 880 traffic every day. I-880 runs north-south through the city, I-580 connects you to the valley and Marin, and CA-13 gets you to the hills. AC Transit covers the local routes pretty well. Real talk: proximity to a BART station adds $50K-$100K to your purchase price, but it also protects your resale value and saves you 90 minutes a day if you commute to SF. That's why Fruitvale and Rockridge stations drive so much buyer interest even when prices climb.
Kaiser Permanente is the biggest employer and their headquarters means steady healthcare jobs across income levels. The Port of Oakland keeps logistics and trade jobs flowing, while Clorox and Pandora add corporate presence. UC Office of the President and Oakland Unified provide public sector stability. But let's be honest, most Oakland buyers work somewhere else in the Bay Area and chose Oakland for the relative affordability and urban character. The job mix here supports the housing market because you've got everything from entry-level service work to six-figure tech salaries, all competing for the same limited housing stock. That diversity keeps demand high even when other Bay Area markets cool off.
Common questions from Oakland 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 Oakland 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 Oakland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakland buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Oakland 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 Oakland 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 Oakland families purchase with minimal upfront cash.
2026 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Oakland properties fall within conforming limits, maximizing your financing options.
For Oakland'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 Oakland. 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 Oakland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Oakland. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oakland 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 Oakland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakland buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Oakland. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oakland 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 Oakland 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 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Oakland properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Oakland 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 Oakland 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 Oakland families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Oakland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Oakland. 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 Oakland'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 Oakland is $1,250,000 for 2026, which covers most homes in the area since the median price is around $680,000. This higher limit means you can use FHA financing with just 3.5% down on properties well above the typical price range. FHA loans are very competitive in Oakland and work great for first. time buyers or those with smaller down payments.
Most Oakland buyers don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $680,000. You'll only need jumbo financing if you're buying above $1.25 million, which represents the higher end of the market. The majority of homes in the $600K. $900K range qualify for conventional, FHA, or VA loans with better rates and terms.
For 2026, Alameda County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply countywide, including Oakland, and cover the vast majority of home purchases in the area. This means you can access competitive conventional and government. backed financing on homes up to $1.25 million without needing a jumbo loan.
Yes, VA loans are very competitive in Oakland with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With most Oakland homes priced between $600K. $900K, you can buy a typical property with $0 down if you qualify. VA loans also don't require mortgage insurance, which saves you money compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Oakland's market. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Alameda County's local DPA options designed for first. time and moderate. income buyers. With the median income at $97,369 and homes around $680K, these programs help bridge the gap to homeownership.
Down payments in Oakland vary by loan type: you can put down as little as 3% on a conventional loan ($20,400 on a $680K home), 3.5% with FHA ($23,800), or $0 with VA or USDA if you qualify. With the median home at $680,000, many buyers aim for 5. 10% down to balance monthly payments with upfront costs. Down payment assistance programs can help reduce or eliminate what you need to bring to closing.
Most Oakland lenders require a minimum credit score of 620 for conventional loans, though FHA loans accept scores as low as 580 (or even 500 with 10% down). To get the best rates on homes in the $600K. $900K range, you'll want a score of 680 or higher. If your score needs work, many buyers spend a few months improving their credit before applying to secure better terms.
Look for a lender experienced with Oakland's balanced market who can offer multiple loan options including conventional, FHA, and VA products up to the $1.25M limit. Compare rates, fees, and closing timelines from at least three lenders, and ask about down payment assistance programs that work with your income level. The right lender will understand local market conditions and help you navigate the mix of first. time and move. up buyers competing for homes in the $600K. $900K range.
Fill out the form below and we'll reach out to discuss your Oakland mortgage options.
We respond within 24 hours
