Mortgage broker serving Paradise, 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 Paradise buyers, we match your unique situation to the right program.
Paradise provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Paradise 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 Paradise home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Paradise starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Paradise 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 Paradise 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 Paradise 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Paradise purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Paradise. State programs reduce out-of-pocket costs significantly.
Veterans buy Paradise homes with $0 down. Full VA benefits cover all properties here.
Many Paradise properties qualify for USDA zero-down loans. Rural designation required.
All Paradise properties qualify for conforming loans. 3% down minimum for first-time buyers.
Paradise local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Paradise homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Paradise. Investors can purchase in entity names.
FHA streamline dominates Paradise refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Paradise veterans. No paperwork hassles, quick closing.
Many Paradise homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Paradise refinance qualifies for conforming rates. Best terms for rate reduction.
Paradise owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Paradise. Predictable payments for major expenses.
DSCR financing for Paradise investors. Buy rentals based on property income potential.
Fix-and-flip financing for Paradise investors. Buy distressed properties, renovate, sell.
Commercial hard money in Paradise. Quick funding when timing is critical.
Multifamily loans available for Paradise apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Paradise buyers with qualifying income.
CalHFA is a strong option for Paradise. State programs reduce out-of-pocket costs significantly.
Paradise local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Paradise down payment help. Free money for qualified buyers.
Many Paradise properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Paradise benefit from gift of equity. No cash down payment needed.
Paradise first-time buyers often use co-borrowers. Family help for qualification.
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
Paradise sits in the Sierra Nevada foothills in Butte County, about 90 miles north of Sacramento. Population is 6,666, median household income $54,842. The homeownership rate here is 73.6%, which tells you something important: people who buy here tend to stay and rebuild. At $379K median home price, you're looking at one of the more affordable foothill communities in Northern California, but there's context you need to understand. The 2018 Camp Fire destroyed most of the town, and what you're buying now is either a rebuild or one of the survivors. That affects everything from insurance costs to loan approval.
Paradise High School and Paradise Elementary are both back in operation after the fire, and enrollment has been climbing as families return. The district has been rebuilding not just buildings but programs, and there's a real community commitment to making this work. If you're buying with kids, you're betting on a district that's shown resilience but is still finding its footing. The school situation matters for resale value down the road, and right now you're buying into a recovery story. Families who are here tend to have deep roots or strong reasons for coming back. That 73.6% ownership rate means most people aren't just passing through.
Old Town Paradise is the historic core where rebuilding has been most concentrated. You'll find new construction mixed with fire survivors, and prices hover around $379K for what you can get. FHA and conventional loans both work here, but here's the thing: insurance is going to be a significant part of your monthly housing cost, and some lenders are more comfortable with Paradise rebuilds than others. Magalia sits to the north and was also hit hard by the fire. Same price point around $379K, same rebuilding dynamic. If you're looking at vacant land or fixer properties, construction loans or renovation financing might make sense, but you'll need a lender who understands the local insurance market. The truth is, buying in Paradise right now means working with professionals who know how to navigate post-fire lending.
Paradise is pretty isolated, which is part of its appeal and part of the challenge. You're looking at 173 minutes to San Francisco, which makes it a non-commute for most people. Chico is the closest real job center at about 20 minutes down the hill via Skyway. Local transit exists but this is a car-dependent community. If you work remotely or locally, you get Sierra foothill living at a price that's hard to find elsewhere in California. If you need to commute regularly to a major metro, Paradise probably won't work for your lifestyle or your budget once you factor in vehicle costs and time.
Paradise Unified School District is the largest employer, followed by the Town of Paradise itself and Safeway. Adventist Health Feather River was a major employer before the fire and the hospital situation has been a big economic challenge for the community. Most people who live here either work locally in education, retail, or municipal jobs, or they've figured out remote work arrangements. The job market is limited, which keeps prices relatively affordable but also means you need to have your employment sorted before you buy. Real talk: if you're financing a home here, lenders will look closely at job stability because the local economy is still recovering. The community is rebuilding, but it's a long process and your mortgage approval might depend on showing income that doesn't rely solely on the local job market.
Common questions from Paradise 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 Paradise 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 Paradise: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Paradise buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Paradise 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 Paradise 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 Paradise 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 Paradise properties fall within conforming limits, maximizing your financing options.
For Paradise'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 Paradise. 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 Paradise. 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 Paradise. 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 Paradise 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 Paradise: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Paradise buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Paradise. 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 Paradise 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 Paradise 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 Paradise properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Paradise 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 Paradise 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 Paradise families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Paradise. 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 Paradise. 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 Paradise'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 Paradise is $541,000 for 2026. This is more than enough for the typical Paradise home, which has a median price of $379,000. FHA loans are extremely popular here since they only require 3.5% down and accept credit scores as low as 580.
You won't need a jumbo loan in Paradise. With the conforming loan limit at $833,000 and most homes priced between $300K and $450K, nearly every property qualifies for conventional, FHA, or VA financing. Jumbo loans are rare in this market.
For 2026, Butte County's loan limits are $541,000 for FHA, $833,000 for VA, and $833,000 for conforming conventional loans. These limits cover virtually all homes in Paradise, where the median price is $379,000. The higher limits give buyers plenty of financing options.
Yes, VA loans are available in Paradise with a loan limit of $833,000, which covers all homes in the area. Veterans and active military can buy with $0 down and no mortgage insurance. This is one of the best options if you qualify, especially given Paradise's median home price of $379,000.
Our No Money Down program offers $0 down payment for qualified buyers in Paradise. CalHFA programs provide down payment and closing cost assistance for first. time buyers, and Butte County may offer additional local DPA options. Some areas of Paradise may also qualify for USDA loans with zero down.
You can buy a Paradise home with as little as 3.5% down using an FHA loan, which means around $13,000 to $16,000 on a typical home. With down payment assistance programs, you might qualify for $0 down. Conventional loans require 5% down for first. time buyers, while VA and USDA loans offer zero down options.
You can qualify for an FHA loan in Paradise with a credit score as low as 580, which is perfect for first. time buyers. Conventional loans typically require a 620 minimum, while VA loans are more flexible. Given that Paradise's median home price is $379,000, FHA financing makes homeownership accessible even with limited credit history.
Choose a lender experienced with Paradise's market and the Camp Fire rebuild process, as local knowledge matters here. Look for someone who specializes in FHA loans and down payment assistance programs, since these are crucial for first. time buyers in this price range. Compare rates, but also prioritize lenders who can navigate CalHFA and local DPA programs to maximize your buying power.
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