Mortgage broker serving Oroville, 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 Oroville buyers, we match your unique situation to the right program.
Oroville provides affordable options for buyers who leverage the right loan programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Oroville 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 Oroville home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Oroville starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Oroville 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 Oroville 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 Oroville 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Oroville buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Oroville. Zero down payment for rural properties. Income limits apply.
Most Oroville buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Oroville. Stack programs for maximum assistance.
VA loans are perfect for Oroville. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Oroville. Combine city, county, and state programs.
Every Oroville home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Oroville owners transition between homes. Short-term gap financing.
Oroville investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Oroville. Lower your rate with minimal paperwork.
Most Oroville refinances use FHA streamline. No appraisal, no income docs, fast closing.
Oroville veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Oroville properties. Straightforward rate-and-term refi.
Cash-out refinance available for Oroville homeowners. Convert equity to cash for any need.
Home equity loans available in Oroville. Fixed rate second mortgage against equity.
Investment properties in Oroville use DSCR loans. Rental income drives qualification.
Rehab loans available in Oroville. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Oroville deals. Fast closing for investment properties.
Oroville apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Oroville buyers with qualifying income.
USDA loans are ideal for Oroville. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Oroville. Stack programs for maximum assistance.
Maximum local DPA available in Oroville. Combine city, county, and state programs.
Maximum grant assistance for Oroville. Elite and local programs reduce buyer costs.
Gift of equity works for Oroville family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Oroville buyers. Family member can help you qualify.
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
Oroville sits in Butte County about 70 miles north of Sacramento in California's North State. Population is 20,283, median household income $46,362. The homeownership rate here is 50.4%, right at the national average, and the median home price of $285,500 tells you why people can still afford to buy here. This is one of the last places in California where a household earning under $50K can realistically qualify for a mortgage on a single-family home without needing a trust fund or three co-signers.
If you're buying with kids in mind, the school ratings matter for both your family's future and your property's resale value. Las Plumas High pulls a 7 rating, Oakdale Heights Elementary also a 7, while Oroville High and Ishi Hills Middle both sit at 6. These aren't Bay Area numbers, but they're solid for a working-class town where affordability is the main draw. The district has been stable despite the challenges this area faced after the dam crisis in 2017. Families who buy here tend to stay, which creates neighborhood stability that lenders like to see when you're applying for a mortgage.
Where you buy in Oroville determines what kind of loan you'll need and what your monthly payment looks like. Downtown Oroville runs $200K-$350K, Victorian-era homes mixed with newer builds, popular with first-timers using FHA loans or folks chasing renovation projects with 203k rehab financing. South Oroville is the family zone, $250K-$400K, mid-century ranches and newer subdivisions where conventional loans are standard. Thermalito is your entry point at $150K-$280K, smaller homes and manufactured housing that attract FHA buyers and investors paying cash. The Foothills area climbs to $300K-$500K, larger lots with valley views, older ranches and custom builds where you'll need conventional or sometimes jumbo depending on the property. Real talk, Thermalito gets you in the door cheapest, but South Oroville and Downtown give you better appreciation potential long-term.
Here's the thing about Oroville's location. You're not commuting to San Francisco or LA from here unless you've lost your mind or work from home most days. Sacramento is the closest major job center at about 70 miles south, roughly 90 minutes in normal traffic. This isn't a commuter town, it's a live-and-work-locally town, which is exactly why housing stays affordable when the rest of California has gone insane. Local transit exists but you'll want a car. The isolation is the trade-off that keeps your mortgage payment under $2,000 a month.
The job market here is anchored by the California Department of Water Resources running Oroville Dam, which means stable government jobs with benefits. Oroville Hospital, Oroville Union High School District, and Butte County Government add more public sector stability. Walmart's distribution center and Safeway provide private sector employment. The median household income of $46,362 is low compared to coastal California, but it matches the housing costs in a way that actually makes sense. Most buyers here work locally in healthcare, education, government, or retail. You're not getting rich, but you can actually qualify for a mortgage and build equity instead of throwing rent money away forever.
Common questions from Oroville 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 Oroville 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 Oroville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oroville buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Oroville 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 Oroville 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 Oroville families purchase with minimal upfront cash.
2026 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Oroville properties fall within conforming limits, maximizing your financing options.
For Oroville'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 Oroville. 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 Oroville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Oroville. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oroville 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 Oroville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Oroville buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Oroville. 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 Butte County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Oroville 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 Oroville 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 Butte County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Oroville properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Oroville 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 Oroville 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 Oroville families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Oroville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Butte County, and structure your purchase to minimize upfront costs.
You still have options in Oroville. 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 Oroville'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 Oroville is $541,000 for 2026. Since Oroville's median home price is around $286,000, FHA loans easily cover most properties in the area. This makes FHA an excellent option for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan in Oroville since the conforming loan limit is $833,000 and most homes sell well under $300,000. The median home price of $286,000 means standard conventional, FHA, and USDA loans will cover virtually every property. Jumbo loans are rarely necessary in this affordable rural market.
For 2026 in Butte County, the conforming loan limit is $833,000, the FHA limit is $541,000, and the VA limit is $833,000. These limits are more than sufficient for Oroville's market where homes typically sell under $300,000. USDA loans, which don't have set limits but use income qualifications, are also widely available here.
Yes, VA loans are available in Oroville with a loan limit of $833,000, which covers all local properties. Veterans and active military can buy with $0 down and no mortgage insurance, making it one of the best options if you're eligible. The VA loan is ideal for Oroville's affordable market where the median home is around $286,000.
Our No Money Down program offers $0 down payment for qualified buyers in Oroville. You can also access CalHFA programs that provide down payment and closing cost assistance, plus USDA loans that require zero down for eligible rural properties. Butte County may offer additional local programs for first. time buyers and moderate. income households.
You can buy a home in Oroville with as little as $0 down using USDA or VA loans, which are excellent fits for this rural market. FHA loans require just 3.5% down (about $10,000 on a $286,000 home), while conventional loans typically need 3. 5% down. With median home prices around $286,000, down payments are manageable even for budget. conscious buyers.
You can qualify for an FHA loan in Oroville with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum, while conventional loans prefer 620 or higher. Given Oroville's affordable prices and first. time buyer focus, many lenders work with scores in the 580. 640 range.
Choose a lender experienced with USDA and FHA loans, since these are ideal for Oroville's affordable rural market. Look for someone who understands down payment assistance programs and works well with first. time or budget. conscious buyers. A local lender familiar with Butte County properties and pricing can streamline your process and help you find the best zero or low down payment options.
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