Mortgage broker serving Oceanside, 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 Oceanside buyers, we match your unique situation to the right program.
Oceanside's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Oceanside 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 Oceanside home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Oceanside starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Oceanside 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 Oceanside 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 Oceanside 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 Oceanside buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Oceanside. Low down payment gets you into most properties here.
$0 down for Oceanside veterans. VA loans cover all properties with no PMI required.
Oceanside business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Oceanside. State assistance helps with down payment and closing costs.
Premium Oceanside homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Oceanside sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Oceanside investors. Buy rentals in entity names.
Conforming refinance for Oceanside homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Oceanside. Easiest way to lower your existing FHA rate.
VA streamline refi for Oceanside veterans. Fastest way to reduce your mortgage payment.
Turn Oceanside home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Oceanside homeowners. Access equity without replacing first mortgage.
Oceanside owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Oceanside investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Oceanside projects. Short-term financing for value-add investments.
Multifamily options for Oceanside investors. Finance apartment buildings with commercial loans.
Oceanside 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 Oceanside buyers with qualifying income.
CalHFA programs popular in Oceanside. State assistance helps with down payment and closing costs.
Oceanside has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Oceanside buyers. Down payment assistance with no repayment.
Oceanside family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Oceanside 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
Oceanside sits right on the coast in north San Diego County, population 173,722, with a median household income of $86,701. At $875K median home price, you're paying for direct beach access and one of the last coastal cities in San Diego County where you can still find something under $1M if you look hard enough. The homeownership rate of 57.9% is lower than the state average because plenty of people rent here, but if you can qualify for that mortgage payment, you're locking in a lifestyle most Californians can't afford anymore.
The school situation here is worth understanding if you're buying with kids or thinking about resale. Oceanside Unified runs the show with Oceanside High, El Camino High, Mission Vista High, and Ocean Shores High serving different parts of the city. Test scores vary across the district, so you'll want to dig into specific school boundaries before you make an offer. Here's the thing though - families who buy here usually prioritize the beach lifestyle and military community stability over chasing the highest API scores. That military connection through Camp Pendleton means you'll have neighbors who understand VA loans and the unique needs of service families. When you're competing for a property, knowing whether the seller is military can sometimes give you an edge if you're using a VA loan yourself.
Downtown Oceanside runs around $875K and that's where you get the walkable beach town vibe everyone's chasing now. You're near the pier, the Coaster station, restaurants that didn't exist ten years ago, and you can actually walk places instead of driving everywhere. Conventional loans dominate here, and you'll compete with cash buyers who want vacation properties or rental income from the tourist traffic. South Oceanside also hits that $875K median, more residential and quieter, closer to the Carlsbad border where property values have been climbing as Carlsbad prices people out. Fire Mountain sits in eastern Oceanside with hillside lots and views, same price range, but you're trading beach proximity for space and those sunset views over the valley. FHA loans can work in any of these areas if you've got the down payment and income to cover that monthly payment, but you'll face stiff competition from conventional and VA buyers.
You're 38 minutes to downtown San Diego and 40 minutes to La Jolla, which makes Oceanside workable if you're commuting south for tech or biotech jobs. The Coaster train runs right through downtown Oceanside and gets you to San Diego without the I-5 parking lot, which matters if you're calculating your real cost of ownership. Camp Pendleton sits just north, so if you're active duty or work on base, your commute is nothing. Real talk, the location is why this place costs what it costs. You're not in the $1.2M-plus zone of Encinitas or Carlsbad yet, but you're getting the same ocean access and San Diego County amenities. That commute time to job centers means you can justify the mortgage payment if your income supports it.
Camp Pendleton is the elephant in the room and the biggest economic driver here. Thousands of Marines and civilian contractors work on base, which creates steady demand for housing and keeps the rental market strong if you ever need to convert your property to an investment. Tri-City Medical Center employs a solid number of healthcare workers, Oceanside Unified School District provides public sector jobs, and the City of Oceanside itself is a major employer. The military presence means you'll find lenders here who really understand VA loans and can close fast when you need to. Tourism and hospitality add seasonal employment, and the downtown revitalization has brought in small businesses and restaurants that employ locals. If you're military or married to someone who is, the VA loan option makes Oceanside way more accessible than nearby coastal cities where you'd need a massive down payment.
Common questions from Oceanside 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 Oceanside 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 Oceanside: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oceanside buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Oceanside 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 Oceanside 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 Oceanside families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Oceanside properties fall within conforming limits, maximizing your financing options.
For Oceanside'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 Oceanside. 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 Oceanside. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Oceanside. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oceanside 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 Oceanside: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oceanside buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Oceanside. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oceanside 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 Oceanside 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 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Oceanside properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Oceanside 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 Oceanside 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 Oceanside families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Oceanside. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Oceanside. 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 Oceanside'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 Oceanside is $1,010,000 for 2025, which covers most homes in the area since the median price is around $875K. This makes FHA loans a competitive option for first. time buyers and those with smaller down payments in San Diego County. You'll need at least a 3.5% down payment and a credit score of 580 or higher to qualify.
Most buyers in Oceanside don't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $875K. You'll only need a jumbo loan if you're buying a home priced above $1.1 million. For the majority of homes in the $600K to $900K range, conventional, FHA, or VA loans will work perfectly.
For 2025, San Diego County loan limits are $1,100,000 for conforming loans, $1,010,000 for FHA loans, and $1,100,000 for VA loans. These limits apply to Oceanside and all of San Diego County. The 2026 limits haven't been announced yet but are typically adjusted in November based on home price trends.
Yes, VA loans are very competitive in Oceanside with a loan limit of $1,100,000, which covers the vast majority of homes in the area. If you're a qualified veteran or active. duty service member, you can buy with $0 down and no mortgage insurance. VA loans are an excellent option for the many military families in the San Diego County area.
Our No Money Down program offers $0 down payment for qualified buyers in Oceanside. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as San Diego County housing programs for first. time buyers. These programs are particularly helpful in Oceanside's middle. tier market where homes typically range from $600K to $900K.
Down payment requirements in Oceanside vary by loan type: conventional loans need as little as 3% ($26,250 on an $875K home), FHA requires 3.5%, and VA or USDA loans offer $0 down for qualified buyers. With the median home price at $875K, many buyers put down 5. 10% to stay competitive while keeping some savings in reserve.
Most lenders require a minimum credit score of 620 for conventional loans in Oceanside, while FHA loans accept scores as low as 580 (or even 500 with 10% down). For the best rates on homes in the $600K to $900K range, aim for a score of 680 or higher. VA loans are often more flexible with credit requirements for qualified veterans.
Look for a lender experienced with Oceanside's balanced market and the mix of conventional, FHA, and VA loans common in the $600K to $900K price range. Compare rates, fees, and closing timelines from at least three lenders, and ask about their familiarity with San Diego County programs. A local lender who understands the area's competitive conditions can help you close on time and avoid common pitfalls.
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