Mortgage broker serving Oakley, 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 Oakley buyers, we match your unique situation to the right program.
Oakley provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Oakley 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 Oakley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Oakley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Oakley 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 Oakley 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 Oakley 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 Oakley buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Oakley. Low down payment gets you into most properties here.
$0 down for Oakley veterans. VA loans cover all properties with no PMI required.
Oakley business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Oakley. State assistance helps with down payment and closing costs.
Premium Oakley homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Oakley sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Oakley investors. Buy rentals in entity names.
Conforming refinance for Oakley homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Oakley. Easiest way to lower your existing FHA rate.
VA streamline refi for Oakley veterans. Fastest way to reduce your mortgage payment.
Turn Oakley home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Oakley homeowners. Access equity without replacing first mortgage.
Oakley owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Oakley investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Oakley projects. Short-term financing for value-add investments.
Multifamily options for Oakley investors. Finance apartment buildings with commercial loans.
Oakley 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 Oakley buyers with qualifying income.
CalHFA programs popular in Oakley. State assistance helps with down payment and closing costs.
Oakley has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Oakley buyers. Down payment assistance with no repayment.
Oakley family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Oakley 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
Oakley sits in eastern Contra Costa County, right where the Bay Area meets the Delta. Population is 47,158, median household income $132,067. The homeownership rate here is 77.1%, one of the highest in the Bay Area, and that tells you something important. At $675K median home price, you're looking at one of the last places within reasonable commuting distance of San Francisco and Oakland where a household pulling in $130K can actually afford a single-family home without stretching into jumbo loan territory or draining their entire savings for a down payment.
If you've got kids or plan to, the school ratings matter for both your daily life and your resale value down the line. Freedom High pulls a 7, Delta Vista Middle gets an 8, and both Oakley Elementary and Vintage Parkway Elementary score 7 and 8 respectively. Those are solid numbers for the Bay Area, especially at this price point. When you compare what you'd pay in Walnut Creek or Pleasanton for similar school ratings, Oakley starts looking pretty smart. That 77.1% homeownership rate means most families are buying to stay, not renting short-term, which creates stability in the schools and neighborhood turnover that lenders actually like to see when they're evaluating your loan application.
Where you buy in Oakley directly affects your loan structure and monthly payment. Vintage Parkway runs $650K-$750K with mature trees and established homes, perfect for conventional loans with 10-20% down if you're in that $130K income range. O'Hara Park Estates goes $700K-$850K, newer construction that families love, and you'll see conventional financing dominate here too. Oakley Knolls is the premium play at $750K-$950K, larger lots and custom builds, and you're likely looking at jumbo territory on the higher end or a bigger down payment to stay conventional. Summer Lake offers the widest range at $600K-$800K, from townhomes to larger single-family homes around that lake, which gives first-time buyers and move-up buyers options in the same community. The townhomes in Summer Lake are your best shot at staying under $650K if you want to maximize your loan-to-value ratio.
CA-4 is your main artery, and here's what the commute looks like: Oakland in 47 minutes, San Francisco in 60, San Jose in 78. That's the trade you're making for affordability. You can't touch a single-family home in Oakland or SF for $675K, and San Jose pricing is laughable at this income level. The eBART connection at Antioch gives you a transit option if you're commuting to downtown SF or Oakland, though most people drive. If you work in tech and your company's gone hybrid or remote, Oakley suddenly makes a lot more sense than it did five years ago. You get Bay Area wages without Bay Area housing costs, and that changes your debt-to-income ratio in ways that make underwriters happy.
The local job base is anchored by Oakley Union Elementary School District, East Bay Municipal Utility District, and the City of Oakley itself. PG&E and Sutter Health provide private sector stability, and Raley's Supermarkets adds retail employment. Real talk, most buyers here aren't working locally. They're commuting to Oakland, San Francisco, Walnut Creek, or other Bay Area job centers where the salaries justify the drive. That $132K median household income doesn't come from local retail or municipal jobs. It comes from tech, finance, healthcare, and professional services jobs in the broader Bay Area. When you're getting pre-approved, your lender cares that you've got stable Bay Area employment, not necessarily where you're buying the house.
Common questions from Oakley 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 Oakley 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 Oakley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Oakley 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 Oakley 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 Oakley 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 Oakley properties fall within conforming limits, maximizing your financing options.
For Oakley'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 Oakley. 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 Oakley. 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 Oakley. 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 Oakley 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 Oakley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oakley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Oakley. 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 Oakley 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 Oakley 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 Oakley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Oakley 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 Oakley 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 Oakley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Oakley. 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 Oakley. 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 Oakley'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 Oakley (Contra Costa County) is $1.25M for a single-family home. This is a moderate-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
With Oakley's median home price at $675K, many properties are near or above the $1.25M conforming limit. Higher-priced homes will require jumbo financing.
The 2026 Contra Costa County loan limits are: FHA: $1.25M, VA: $1.25M, Conventional: $1.25M. Any loan amount above $1.25M is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Oakley with $0 down payment. The 2026 VA loan limit for Contra Costa 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: 3-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Oakley's median price of $675K, typical down payments range from 5-10%.
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.
Fill out the form below and we'll reach out to discuss your Oakley mortgage options.
We respond within 24 hours
