Mortgage broker serving Ojai, 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 Ojai buyers, we match your unique situation to the right program.
With prices approaching $1.03M, Ojai buyers benefit from strategic conforming vs jumbo analysis.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Ojai 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 Ojai home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Ojai starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Ojai 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 Ojai 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 Ojai 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
Most Ojai homes qualify for conforming loans under $1.03M. Best rates with 3-20% down.
Veterans buy in Ojai with nothing down. VA loans up to $1.03M with no mortgage insurance.
FHA loans popular for Ojai first-timers. 3.5% down, 580 credit minimum.
Higher-end Ojai properties may exceed $1.03M. Jumbo financing available when needed.
Bank statement loans work for Ojai's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Ojai buyers.
Bridge loans help Ojai buyers compete. Make non-contingent offers while selling current home.
Ojai investment properties in LLC. Entity financing available for investors.
Most Ojai mortgages qualify for conforming refinance. Lower your rate under the limit.
Ojai homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Ojai refinance with VA IRRRL. No appraisal, no income verification.
Ojai HELOC options for home equity access. Credit line with variable rate draw period.
Ojai FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Ojai. Fixed payments unlike variable HELOC.
Ojai rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Ojai use fix-and-flip financing. Purchase plus rehab in one loan.
Ojai apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Ojai. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Ojai buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Ojai buyers.
Local Ojai DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Ojai buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Ojai family purchases. Parents selling to children at discount.
Ojai buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Ojai sits in a small valley about 85 miles northwest of LA in Ventura County. Population is just 7,610, median household income $76,569. The homeownership rate is 58.8%, below the California average, and here's why: at $970K median home price, this is not an entry-level market. You need serious income or a large down payment to qualify here. This is a lifestyle purchase, not a value play.
The school situation is part of what drives prices up. Nordhoff High School serves the valley, and families who buy here tend to stay put through graduation. Topa Topa Elementary and Meiners Oaks Elementary anchor the elementary years, while Matilija Junior High handles middle school. The district is small and tight-knit, which appeals to buyers looking for that small-town school experience. When you're financing a million-dollar home, school quality matters for resale value. The buyer pool here skews toward families who can afford to prioritize education and community over square footage.
Prices are pretty consistent across Ojai because you're paying for the valley location more than specific neighborhoods. Downtown Ojai centers around the Spanish Colonial Revival architecture and that iconic arcade and post office tower, running around $970K for older homes with character. Meiners Oaks on the west side gives you more rural feel on similar budgets, often with larger lots that work well for conventional jumbo loans if you've got 20% down. East End properties push toward the foothills with trail access, same price range but you're trading walkability for nature. Arbolada offers tree-lined streets and established homes, all hovering near that $970K median. Most buyers here need jumbo financing unless you're putting down $200K or more to stay under conforming limits.
The commute to LA is 96 minutes on a good day, Santa Monica 86 minutes, Irvine over two hours. Real talk: you don't buy in Ojai for easy freeway access. There's no major highway running through the valley, which is exactly what keeps it quiet and exactly what limits your buyer pool when it's time to sell. Local transit exists but this is a car-dependent town. Most people who finance here either work remotely, are semi-retired, or have income sources that don't require daily commuting. If you're planning to commute regularly to LA or Ventura, factor that drive time into whether the mortgage payment makes sense long-term.
Ojai Unified School District is the largest employer, followed by the Ojai Valley Inn & Spa, which brings hospitality jobs and tourism dollars. City of Ojai and Ojai Valley Community Hospital round out the major employers, but let's be honest: the local job market won't support a $970K mortgage for most people. The economy here runs on tourism, small business, and retirees. Most buyers either bring income from elsewhere, work remotely in higher-paying fields, or are downsizing from pricier coastal markets with equity to spend. When your lender underwrites your loan, they'll want to see stable income that can handle the payment regardless of Ojai's local wages.
Common questions from Ojai 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 Ojai 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 Ojai: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Ojai buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Ojai 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 Ojai 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 Ojai families purchase with minimal upfront cash.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Ojai properties fall within conforming limits, maximizing your financing options.
For Ojai'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 Ojai. 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 Ojai. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Ojai. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Ojai 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 Ojai: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Ojai buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Ojai. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Ojai 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 Ojai 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 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Ojai properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Ojai 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 Ojai 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 Ojai families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Ojai. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Ojai. 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 Ojai'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 Ojai is $978,000 for 2025. This covers most homes in Ojai's market, where the median price is around $970,000. FHA loans require just 3.5% down with a credit score of 580 or higher.
You won't need a jumbo loan for most Ojai homes, since the conforming loan limit is $1.03 million and the median price is $970,000. However, if you're buying above $1.03 million, you'll need jumbo financing. Many established professionals in Ojai find themselves taking out their first jumbo loan when purchasing higher. end properties.
For 2025, Ventura County's conforming loan limit is $1.03 million, the FHA limit is $978,000, and the VA limit is $1.03 million. These limits typically adjust annually based on home price trends, so 2026 limits will be announced in late 2025.
Yes, you can use a VA loan in Ojai with a loan limit of $1.03 million and no down payment required for eligible veterans. This covers the majority of homes in Ojai's market. VA loans don't require mortgage insurance, which can save you significantly over the life of your loan.
Our No Money Down program offers $0 down payment for qualified buyers in Ojai. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options that work well for Ojai's upper. middle market. Ventura County may also offer local assistance programs for eligible homebuyers.
For Ojai's median home price of $970,000, you'd need $48,500 with a conventional 5% down loan or $33,950 with an FHA 3.5% down loan. If you're a veteran, VA loans offer $0 down, and our No Money Down program can help qualified buyers avoid upfront costs. Many established professionals in Ojai choose to put down 10. 20% to reduce their monthly payments.
Most conventional loans in Ojai require a minimum credit score of 620, while FHA loans accept scores as low as 580 with 3.5% down. For the best rates on Ojai's upper. middle market homes, aim for a score of 740 or higher. If you're considering a jumbo loan above $1.03 million, lenders typically prefer scores of 700 or better.
Look for a lender experienced with Ojai's upper. middle market and familiar with both conforming and jumbo financing options. Compare rates, fees, and responsiveness, especially if you're a first. time jumbo borrower navigating loans above $1 million. A local lender who understands Ventura County's market can help you close smoothly in Ojai's competitive environment.
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