Mortgage broker serving Orinda, 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 Orinda buyers, we match your unique situation to the right program.
Orinda buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Orinda 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 Orinda home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Orinda starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Orinda 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 Orinda 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 Orinda 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 Orinda home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Orinda prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Orinda.
Self-employed? Orinda bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Orinda properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Orinda buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Orinda buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Orinda moves. Purchase before your current home sells.
Entity financing for Orinda investors. Purchase in LLC for asset protection.
Orinda loans under $1.25M get conforming refinance rates. Best rates available.
Access Orinda home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Orinda homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Orinda veterans. Lower your rate without appraisal or income docs.
Orinda home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Orinda homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Orinda can use DSCR financing. Rental income qualifies the loan.
Orinda rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Orinda apartment buildings. Commercial rates for larger properties.
Hard money financing for Orinda commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Orinda buyers with qualifying income.
CalHFA programs can help Orinda first-time buyers. Check income limits for eligibility.
Orinda family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Orinda. Family member income helps qualification.
Check Orinda city programs for additional DPA. May stack with CalHFA for more help.
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
Orinda sits in the East Bay hills about 13 miles east of [Oakland](/mortgage-loans-and-refinance-in-oakland-ca), tucked into Contra Costa County. Population is 19,573, median household income $250,000. The homeownership rate here is 92.2%, one of the highest in the Bay Area, and that tells you everything about who buys here. At $1.84M median home price, you're looking at jumbo loan territory across the board. This is where tech executives, finance professionals, and dual-income households buy when they want top schools, a true suburb feel, and a reasonable commute to San Francisco or the Peninsula.
The schools are the main reason people stretch their budgets to buy in Orinda. Wagner Ranch Elementary and Sleepy Hollow Elementary both pull perfect 10 ratings, Orinda Intermediate gets a 10, and Miramonte High scores a 9. These aren't just numbers - they're why families will choose a $2M home here over a similar property in neighboring communities. When you're putting down $400K-$500K and financing $1.4M-$1.5M, you want confidence that the school district justifies the premium. That 92.2% homeownership rate means almost everyone around you has made the same calculation and committed long-term. Resale values stay strong here precisely because the next buyer with kids will pay for these school scores.
Where you buy in Orinda determines whether you're financing $1.5M or $3M-plus, and loan structure matters at these price points. Orinda Oaks runs $1.4M-$2.8M, family-oriented with mature trees and solid school access - conventional jumbo loans work here if you've got 20% down on $1.8M, which means $360K cash plus closing costs. Glorietta sits $1.6M-$3.2M, closer to downtown with mid-century and contemporary styles, popular with buyers who want walkability to Theatre Square. Country Club Area goes $2M-$5M, golf course views and resort-style living, often requires jumbo financing north of $2M conforming limits. Sleepy Hollow is the premium play at $2.2M-$4.5M, large estates on winding roads with serious privacy - you're looking at $500K-$900K down payments and monthly payments that assume serious household income. Most lenders want to see $400K-$500K annual income to comfortably qualify for these loan amounts.
The commute is a huge part of Orinda's value proposition at this price point. You're 26 minutes to San Francisco via CA-24 and the Caldecott Tunnel, 13 minutes to Oakland, 51 minutes to Palo Alto if you're working in tech down south. Orinda BART station gives you a train option into the city, which matters when you're deciding between a $1.8M home here versus $2.5M in Palo Alto or $3M in San Francisco proper. County Connection buses cover local routes. The truth is, you're paying for proximity without paying San Francisco or Peninsula prices. That commute time translates directly into hundreds of thousands in purchase price difference, which affects your loan amount and monthly payment in a real way.
Here's the thing about Orinda - most people don't work here, they commute out to higher-paying jobs that support these home prices. The local employers are Orinda Union School District, Acalanes Union High School District, some Kaiser Permanente facilities, and Charles Schwab's regional operations. But the real employment base is San Francisco finance, Oakland healthcare and government, Silicon Valley tech, and East Bay professional services. When you're qualifying for a $1.5M-$3M mortgage, lenders want to see W-2s showing $300K-$600K household income, and that typically means dual tech incomes, senior corporate roles, or established professional practices. The local retail and hospitality sector supports the community but doesn't drive the real estate market.
Common questions from Orinda 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 Orinda 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 Orinda: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Orinda buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Orinda 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 Orinda 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 Orinda 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 Orinda properties fall within conforming limits, maximizing your financing options.
For Orinda'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 Orinda. 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 Orinda. 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 Orinda. 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 Orinda 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 Orinda: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Orinda buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Orinda. 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 Orinda 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 Orinda 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 Orinda properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Orinda 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 Orinda 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 Orinda families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Orinda. 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 Orinda. 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 Orinda'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 Orinda (Contra Costa County) is $1.25M for a single-family home. This is a undefined area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
It depends on the property. Orinda's median home price is $1.84M, while the conforming loan limit is $1.25M. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
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 Orinda 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: 5-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Orinda's median price of $1.84M, most buyers put down 15-20%.
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.
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