Mortgage broker serving Palos Verdes Estates, 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 Palos Verdes Estates buyers, we match your unique situation to the right program.
Palos Verdes Estates 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 Palos Verdes Estates 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 Palos Verdes Estates home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Palos Verdes Estates starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Palos Verdes Estates 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 Palos Verdes Estates 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 Palos Verdes Estates homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Palos Verdes Estates home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Palos Verdes Estates homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Palos Verdes Estates buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Palos Verdes Estates buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Palos Verdes Estates home before selling. Bridge loans cover the gap between properties.
International buyers purchase Palos Verdes Estates properties with foreign national loans. No US credit required.
Palos Verdes Estates tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Palos Verdes Estates investors buy in LLC names. Asset protection with entity financing.
Palos Verdes Estates homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Palos Verdes Estates properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Palos Verdes Estates homeowners. Flexible credit line against substantial equity.
Home equity loans for Palos Verdes Estates owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Palos Verdes Estates veterans. Refinance existing VA loan with no appraisal needed.
Palos Verdes Estates investors can cash-out immediately after purchase. No seasoning required.
Palos Verdes Estates investment properties qualify on rental income alone. DSCR loans skip employment verification.
Palos Verdes Estates renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Palos Verdes Estates apartment buildings. 5+ unit commercial loans available.
Hard money for Palos Verdes Estates commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Palos Verdes Estates buyers with qualifying income.
CalHFA assistance technically available but rarely used in Palos Verdes Estates's luxury market.
Family property transfers in Palos Verdes Estates use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Palos Verdes Estates purchases. Non-occupant co-borrower boosts qualifying income.
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
Palos Verdes Estates sits on the coast about 30 miles south of downtown LA, population 13,219. This is one of California's wealthiest enclaves with a median household income of $224,766 and median home price of $3,082,500. The homeownership rate hits 89%, which tells you everything about the stability here. You're not getting into this market on a conventional loan with 20% down unless you're bringing $600K+ to closing. Most buyers here use jumbo loans, all-cash purchases, or significant portfolio wealth to qualify.
The school ratings here justify part of that price premium. Palos Verdes High School consistently ranks among the top in California, and both Malaga Cove School and Lunada Bay Elementary pull strong scores. When you're financing a $3M+ home, you're paying for schools that protect your investment long-term. Families who buy here typically stay through high school graduation, which keeps the ownership rate sky-high and resale values stable. The school district serves as a major employer too, which adds to the community's economic foundation. If you've got kids and the income to qualify, the school quality here makes the mortgage payment easier to justify.
Here's the thing about Palos Verdes Estates. The neighborhoods don't vary wildly in price because the whole city maintains strict standards. Malaga Cove centers around the historic Mediterranean-style plaza and runs about $3.1M median, with jumbo loans standard for financed purchases. Lunada Bay offers those coastal bluff properties with direct ocean views, same $3.1M range, and you'll see plenty of all-cash deals from buyers who've sold in other premium California markets. Valmonte sits more inland with tree-lined streets and single-family homes, still hitting that $3.1M mark. The consistency in pricing reflects the city's tight development controls and covenant restrictions, which protect your property value but also mean you won't find a bargain here.
You're looking at 46 minutes to downtown LA, 42 to Santa Monica, 29 to Long Beach on typical days. The peninsula location keeps you somewhat isolated from freeway access, which is actually part of the appeal for people buying here. That geographic buffer maintains the quiet residential character and keeps property values insulated from the urban sprawl. If you work in aerospace, tech, or finance in the South Bay or Beach Cities, the commute is manageable. Remote workers and retirees make up a solid portion of buyers since the location premium makes more sense when you're not driving daily.
Real talk, most people buying here don't work locally. The major employers are the City of Palos Verdes Estates itself, the Peninsula Unified School District, and Palos Verdes Golf Club. These provide stable jobs but won't generate the income needed to qualify for a $3M mortgage. Buyers typically work in high-paying positions elsewhere in LA County or have accumulated wealth through business ownership, investments, or prior real estate gains. When you're applying for a jumbo loan here, lenders want to see substantial reserves and income verification that goes beyond W-2s. The local economy serves residents more than it employs them, which keeps the community residential and quiet.
Common questions from Palos Verdes Estates 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 Palos Verdes Estates 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 Palos Verdes Estates: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Palos Verdes Estates buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Palos Verdes Estates 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 Palos Verdes Estates 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 Palos Verdes Estates families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Palos Verdes Estates properties fall within conforming limits, maximizing your financing options.
For Palos Verdes Estates'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 Palos Verdes Estates. 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 Palos Verdes Estates. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Palos Verdes Estates. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Palos Verdes Estates 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 Palos Verdes Estates: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Palos Verdes Estates buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Palos Verdes Estates. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Palos Verdes Estates 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 Palos Verdes Estates 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Palos Verdes Estates properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Palos Verdes Estates 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 Palos Verdes Estates 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 Palos Verdes Estates families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Palos Verdes Estates. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Palos Verdes Estates. 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 Palos Verdes Estates'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 Palos Verdes Estates is $1.25M for 2026. However, with a median home price of $3.1M, most properties here exceed FHA limits and require jumbo financing. FHA loans are rarely used in this ultra. luxury coastal community where the typical home costs well over $3M.
Yes, you'll almost certainly need a jumbo loan in Palos Verdes Estates since the median home price is $3.1M, well above the $1.25M conforming loan limit. Jumbo loans are the standard financing tool in this ultra. luxury market. Most lenders here specialize in jumbo products tailored to high. net. worth buyers with complex income situations.
For 2026, Los Angeles County loan limits are $1.25M for conforming, FHA, and VA loans. These limits apply countywide, but in ultra. luxury areas like Palos Verdes Estates where homes typically cost $3M+, jumbo financing is the norm. Only about 11% of properties in Palos Verdes Estates fall within conforming loan limits.
Yes, eligible veterans can use VA loans in Palos Verdes Estates, but the $1.25M loan limit means you'd need a substantial down payment for most homes here. With a median price of $3.1M, you'd need roughly $1.85M down to use a VA loan. Many veteran buyers in this market opt for jumbo loans or portfolio products that better fit the ultra. luxury price range.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Palos Verdes Estates' $3.1M median home price and $224,766 median income, most buyers here exceed the income limits for traditional DPA programs like CalHFA. High. net. worth buyers in this ultra. luxury market typically make substantial down payments of 20% to 30% or purchase with cash.
For jumbo loans in Palos Verdes Estates, you'll typically need 20% to 30% down, which means $620K to $930K on a $3.1M median. priced home. Some portfolio lenders offer 10% down jumbo options for well. qualified borrowers with strong credit and reserves. With 89% homeownership and many cash. heavy buyers, larger down payments are common in this ultra. luxury coastal market.
For jumbo loans in Palos Verdes Estates, you'll generally need a credit score of at least 700, with most lenders preferring 720 or higher for the best rates. Given the ultra. luxury market and typical loan amounts exceeding $2M, many lenders look for scores of 740+ along with substantial assets and reserves. Strong credit, significant down payments, and verified income are essential in this high. end coastal community.
In Palos Verdes Estates' ultra. luxury market, choose a lender with extensive jumbo loan experience and expertise handling complex financial profiles common among high. net. worth buyers. Look for lenders who understand asset. based lending, can work with stock options or business income, and offer portfolio products for loans exceeding $2M to $3M. The right lender will provide personalized service and creative solutions tailored to your unique financial situation.
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