Mortgage broker serving Pacific Grove, 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 Pacific Grove buyers, we match your unique situation to the right program.
Pacific Grove buyers face financing complexity with many properties exceeding the $995K conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Pacific Grove 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 Pacific Grove home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pacific Grove starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pacific Grove 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 Pacific Grove 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 Pacific Grove homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $832,750 |
| 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 $832,750 |
| 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 Pacific Grove home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Pacific Grove homes qualify for conforming loans under $995K. Best rates with 3-20% down.
Veterans buy in Pacific Grove with nothing down. VA loans up to $995K with no mortgage insurance.
FHA loans popular for Pacific Grove first-timers. 3.5% down, 580 credit minimum.
Higher-end Pacific Grove properties may exceed $995K. Jumbo financing available when needed.
Bank statement loans work for Pacific Grove's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Pacific Grove buyers.
Bridge loans help Pacific Grove buyers compete. Make non-contingent offers while selling current home.
Pacific Grove investment properties in LLC. Entity financing available for investors.
Most Pacific Grove mortgages qualify for conforming refinance. Lower your rate under the limit.
Pacific Grove homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Pacific Grove refinance with VA IRRRL. No appraisal, no income verification.
Pacific Grove HELOC options for home equity access. Credit line with variable rate draw period.
Pacific Grove FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Pacific Grove. Fixed payments unlike variable HELOC.
Pacific Grove rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Pacific Grove use fix-and-flip financing. Purchase plus rehab in one loan.
Pacific Grove apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Pacific Grove. 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 Pacific Grove buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Pacific Grove buyers.
Local Pacific Grove DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Pacific Grove buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Pacific Grove family purchases. Parents selling to children at discount.
Pacific Grove 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
Pacific Grove sits on the tip of the Monterey Peninsula, population 15,098, with a median household income of $102,553. The homeownership rate is 48.9%, meaning more than half the town rents, which tells you something about the barrier to entry here. At $1.185M median home price, you're looking at jumbo loan territory across the board. This is one of the pricier spots on the Central Coast, but you're paying for direct ocean access, small-town character, and a location that's held value through every market cycle.
Pacific Grove Unified runs the whole show here, which means you're not dealing with multiple district boundaries when you pick a neighborhood. Pacific Grove High, Robert Down Elementary, and Forest Grove Elementary all serve a small, stable community where school funding tends to reflect that $102K median income. The schools aren't going to blow you away with test scores compared to Carmel or Pebble Beach, but they're solid and the district is financially healthy. For families buying at this price point, you're usually more focused on the lifestyle and location than chasing a 10-rated school. That lower homeownership rate means fewer families with kids compared to typical suburbs, so class sizes stay manageable and the town skews a bit older overall.
Here's the thing about Pacific Grove. The whole town runs around $1.2M median, so you're not finding the usual price spread between neighborhoods like you would in a bigger market. New Monterey borders Monterey proper and gets you closest to Cannery Row and the tourist action, still residential but with walkable access to restaurants and the aquarium. Asilomar sits on the coastal edge near the state beach and conference grounds, more natural dunes and cypress trees, feels more remote even though you're still in town. Downtown Pacific Grove centers on Lighthouse Avenue with the Victorian-era buildings and local shops, more of a village vibe. All three areas require jumbo financing, and you'll want 20% down minimum to avoid the hassle of jumbo PMI. Most lenders get cautious above $1M, so your credit and income documentation need to be tight.
You're 127 minutes from San Francisco on a good day, over two hours, which is why Pacific Grove stays a destination rather than a commuter town. There's no freeway running through here, just coastal Highway 1 and local roads, so you're not fighting rush hour traffic because there isn't one. Local transit exists but most people drive. The distance from major job centers is actually part of what keeps the town low-key and preserves property values. If you work remotely or you're retired, the commute doesn't matter and you get one of the prettiest small towns in California. If you're commuting regularly to San Jose or San Francisco, that drive will get old fast and you might want to rethink whether the mortgage payment is worth the windshield time.
Pacific Grove Unified School District, Asilomar Conference Grounds, and the City of Pacific Grove are the top employers, which tells you this is a small local economy. Most people buying here either work remotely, commute to Monterey or Carmel, or they're retired and the job situation doesn't factor into the purchase. The town doesn't have big corporate employers or a tech campus, so you're not seeing the same buyer competition you'd get in Silicon Valley suburbs. That $102K median income is high for a town this size, but it's still not enough to comfortably qualify for a $1.185M mortgage under normal lending standards. Real talk, a lot of buyers here are bringing serious cash from previous home sales, inheritances, or stock windfalls. If you're financing the full amount, expect lenders to scrutinize your debt-to-income ratio hard at this price point.
Common questions from Pacific Grove 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 Pacific Grove 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 Pacific Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pacific Grove buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pacific Grove 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 Pacific Grove 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 Pacific Grove families purchase with minimal upfront cash.
2026 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most Pacific Grove properties fall within conforming limits, maximizing your financing options.
For Pacific Grove'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 Pacific Grove. 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 Pacific Grove. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in Pacific Grove. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pacific Grove 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 Pacific Grove: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pacific Grove buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pacific Grove. 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 Monterey County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pacific Grove 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 Pacific Grove 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 Monterey County limits: FHA $994,750, Conventional $994,750. Any loan above $994,750 is a jumbo loan. Most Pacific Grove properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pacific Grove 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 Pacific Grove 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 Pacific Grove families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pacific Grove. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Monterey County, and structure your purchase to minimize upfront costs.
You still have options in Pacific Grove. 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 Pacific Grove'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 Pacific Grove is $995,000 for 2025. This limit covers many homes in the area, though with a median price of $1.2M, you'll find some properties exceed this threshold. FHA loans require just 3.5% down with a credit score of 580 or higher.
You'll need a jumbo loan if you're buying above $995,000, which is common since Pacific Grove's median home price is $1.2M. Many homes in the $900K. $1.25M range fit under the conforming limit, but properties at or above the median will require jumbo financing. Jumbo loans typically need 10. 20% down and stronger credit scores around 700+.
For 2025, Monterey County's conforming loan limit is $995,000, matching the FHA and VA limits. The 2026 limits haven't been announced yet but are typically released in November 2025. Given Pacific Grove's median price of $1.2M, many buyers should plan for potential jumbo financing regardless of limit adjustments.
Yes, VA loans are available in Pacific Grove with a loan limit of $995,000 and no down payment required for eligible veterans. Since many Pacific Grove homes fall in the $900K. $1.25M range, you can use a VA loan for properties under the limit or combine it with a down payment for higher. priced homes. VA loans don't require mortgage insurance, which saves you money monthly.
Our No Money Down program offers $0 down payment for qualified buyers in Pacific Grove. CalHFA programs provide down payment and closing cost assistance with income limits that may work for established professionals earning around the county's median of $102,553. Monterey County may also offer local assistance programs worth exploring, especially for first. time buyers.
For Pacific Grove's median $1.2M home price, you'll typically need $120,000. $240,000 down (10. 20%) if using a jumbo loan. Conventional loans allow as little as 3. 5% down for homes under $995,000, while FHA requires 3.5% and VA offers $0 down for eligible veterans. Higher down payments often secure better rates, especially important for jumbo financing.
Most Pacific Grove buyers need a credit score of 620. 640 minimum for conventional loans, though 700+ is preferred for jumbo loans above $995,000. FHA loans accept scores as low as 580 with 3.5% down, while VA loans are more flexible with credit. Given the upper. middle market pricing, stronger credit scores will help you secure better rates and terms.
Look for a lender experienced with Pacific Grove's upper. middle market and jumbo financing, since many homes exceed the $995,000 conforming limit. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with properties in the $900K. $1.25M range. A local lender familiar with Monterey County can navigate unique coastal property considerations and provide personalized service.
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