Mortgage broker serving Orange, 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 Orange buyers, we match your unique situation to the right program.
The Orange market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Orange 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 Orange home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Orange starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Orange 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 Orange 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 Orange homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing Orange home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Orange homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Orange with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Orange first-timers. 3.5% down, 580 credit minimum.
Higher-end Orange properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Orange's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Orange buyers.
Bridge loans help Orange buyers compete. Make non-contingent offers while selling current home.
Orange investment properties in LLC. Entity financing available for investors.
Most Orange mortgages qualify for conforming refinance. Lower your rate under the limit.
Orange homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Orange refinance with VA IRRRL. No appraisal, no income verification.
Orange HELOC options for home equity access. Credit line with variable rate draw period.
Orange FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Orange. Fixed payments unlike variable HELOC.
Orange rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Orange use fix-and-flip financing. Purchase plus rehab in one loan.
Orange apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Orange. 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 Orange buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Orange buyers.
Local Orange DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Orange buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Orange family purchases. Parents selling to children at discount.
Orange 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
Orange sits right in the heart of Orange County, about 30 miles southeast of downtown LA. Population is 138,728, median household income $109,335. The homeownership rate here is 58.9%, which is solid for Orange County where prices have pushed many people into permanent renting. At $1.055M median home price, you're looking at needing roughly $211K down for a conventional 20% down loan, or household income around $250K to comfortably qualify. This isn't entry-level territory, but you're paying for established neighborhoods, top-tier schools, and that Old Towne charm that keeps values stable.
If schools are driving your home search, Orange delivers the kind of ratings that justify the mortgage payment. Orange High, El Modena High, and Villa Park High all pull strong scores, and that reputation translates directly to resale value when you eventually sell. Chapman University sits right in the city, which creates a college-town vibe in certain pockets and brings cultural amenities you don't get in newer suburban sprawl. Families who buy here tend to stay through high school graduation, which means stable neighborhoods and predictable appreciation. The school quality is a big reason that $1M+ price tag holds even when the broader market dips.
Old Towne Orange is the crown jewel, running around $1.1M for homes near the Plaza Circle with that preserved early 20th-century architecture and walkable downtown packed with antique shops and restaurants. You're buying character here, and most buyers use conventional loans with significant down payments since these aren't starter homes. East Orange also hits around $1.1M, more suburban and family-focused with bigger lots and newer builds from the 70s through 90s, still conventional loan territory for established buyers. Villa Park borders Orange to the northeast and shares that $1.1M median, technically separate but the neighborhoods blend together and pull from the same school districts. The pricing is pretty consistent across Orange because the whole city has that established, desirable feel that keeps values tight.
The commute situation here is what makes Orange work for a lot of buyers. You're 17 minutes to Irvine, 35 to Long Beach, 42 to downtown LA on a decent day. That Irvine proximity matters because that's where tons of Orange County jobs are, and you can actually get there without losing your mind in traffic. Santa Monica runs about 56 minutes, doable if you're hybrid or a few days a week. Orange doesn't sit right on a major freeway, which some people see as a negative but it actually keeps the neighborhoods quieter and more residential. Local transit exists but let's be real, you're driving in Orange County.
Chapman University is the big employer here, bringing stable academic jobs and all the support positions that come with running a private university. St. Joseph Hospital and Children's Hospital of Orange County add major healthcare employment, which tends to mean buyers with solid income and job security. Orange Unified School District rounds out the public sector jobs. But here's the thing, most Orange homeowners commute to jobs throughout Orange County, especially the Irvine business corridor. The local employment is steady, but the real economic story is that Orange sits in the middle of one of the strongest job markets in California, and that proximity supports these home values even when you're pushing seven figures for a three-bedroom.
Common questions from Orange 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 Orange 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 Orange: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Orange buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Orange 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 Orange 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 Orange families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Orange properties fall within conforming limits, maximizing your financing options.
For Orange'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 Orange. 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 Orange. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Orange. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Orange 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 Orange: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Orange buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Orange. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Orange 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 Orange 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Orange properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Orange 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 Orange 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 Orange families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Orange. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Orange. 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 Orange'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 Orange is $1,250,000 for 2025. This higher limit means most homes in Orange, where the median price is around $1.1M, can qualify for FHA financing with just 3.5% down. It's a great option for buyers who don't have a large down payment saved up but want to purchase in this desirable Orange County community.
Most buyers in Orange won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.1M. However, if you're looking at higher. end properties above $1.25M, you'll need jumbo financing. About 70. 80% of Orange homes fall under the conforming limit, making conventional financing accessible for most buyers.
For 2025, Orange County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often increase slightly based on home price trends. These current limits cover most homes in Orange's $900K. $1.25M market range.
Yes, VA loans are available in Orange with a loan limit of $1,250,000, which covers the majority of homes in the area. Eligible veterans and service members can purchase most Orange properties with $0 down and no PMI, making it one of the best financing options available. For homes above $1.25M, you'd need a VA jumbo loan with a down payment on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership in Orange more accessible. CalHFA programs like MyHome Assistance provide up to 3.5% in down payment help for first. time and repeat buyers, which can mean over $38,000 on a median. priced home. Orange County also offers programs through the Orange County Housing Authority for eligible buyers, particularly helpful in this upper. middle market.
For a typical $1.1M home in Orange, you'll need $38,500 with FHA (3.5%), $33,000 with conventional financing (3%), or $0 with VA or USDA if you qualify. Many established professionals in Orange put down 10. 20% ($110K. $220K) to reduce their monthly payments and avoid PMI. Your ideal down payment depends on your loan type, financial goals, and whether you qualify for assistance programs.
Most lenders require a minimum credit score of 620 for conventional loans in Orange, though FHA loans can go as low as 580 (or even 500 with 10% down). To get the best rates on Orange's $900K. $1.25M homes, aim for 700 or higher. Given that many Orange buyers are established professionals, scores in the 720. 760 range are common and unlock the most competitive interest rates.
Look for a lender experienced with Orange's upper. middle market who understands loans in the $900K. $1.25M range and can handle both conforming and jumbo financing. Compare rates, but also consider responsiveness and expertise, especially if you're a first. time jumbo borrower navigating Orange County's competitive market. A local lender familiar with Orange's neighborhoods and price points can often close faster and handle appraisal challenges more effectively.
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