Mortgage broker serving Parlier, 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 Parlier buyers, we match your unique situation to the right program.
Parlier's affordable market opens doors for first-time buyers with the right financing.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Parlier 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 Parlier home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Parlier starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Parlier 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 Parlier 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 Parlier 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 Parlier buyers, income-qualified |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Parlier. Zero down payment for rural properties. Income limits apply.
Most Parlier buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Parlier. Stack programs for maximum assistance.
VA loans are perfect for Parlier. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Parlier. Combine city, county, and state programs.
Every Parlier home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Parlier owners transition between homes. Short-term gap financing.
Parlier investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Parlier. Lower your rate with minimal paperwork.
Most Parlier refinances use FHA streamline. No appraisal, no income docs, fast closing.
Parlier veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Parlier properties. Straightforward rate-and-term refi.
Cash-out refinance available for Parlier homeowners. Convert equity to cash for any need.
Home equity loans available in Parlier. Fixed rate second mortgage against equity.
Investment properties in Parlier use DSCR loans. Rental income drives qualification.
Rehab loans available in Parlier. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Parlier deals. Fast closing for investment properties.
Parlier 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 Parlier buyers with qualifying income.
USDA loans are ideal for Parlier. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Parlier. Stack programs for maximum assistance.
Maximum local DPA available in Parlier. Combine city, county, and state programs.
Maximum grant assistance for Parlier. Elite and local programs reduce buyer costs.
Gift of equity works for Parlier family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Parlier 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
Parlier sits in the heart of Fresno County's agricultural belt, about 26 minutes southeast of Fresno. Population is 14,625, median household income $50,026. The homeownership rate here is 47.3%, which is lower than the state average, but here's the thing - at $226,500 median home price, this is one of the most affordable entry points in the Central Valley. A household earning $50K can actually qualify for a mortgage here with an FHA loan, something that's nearly impossible in most California markets.
If you're buying with kids in mind, you'll want to know what you're getting. Benavidez Elementary pulls a 7 rating, while Parlier High and Parlier Junior High both sit at 6. These aren't top-tier scores, but they're solid for the area and the district has been stable. The real advantage here is that you can buy a family home for under $250K and still have money left over for what matters to your kids. When you're comparing mortgage payments, spending $1,200 a month here versus $2,500 in Clovis means you've got actual breathing room in your budget for everything else.
Where you buy in Parlier directly affects what loan program works best for you. Central Parlier runs $180K-$250K with tree-lined streets and established homes, mostly conventional loans for buyers with decent credit and some down payment. East Parlier has newer construction, $200K-$270K, attracts families who want modern builds and can qualify for conventional financing. West Parlier offers more space, $170K-$240K on larger lots with that semi-rural feel, good for USDA loans if you qualify based on income. South Parlier is the entry point at $150K-$220K, heavy FHA and first-time buyer activity because you can get in with 3.5% down on homes that won't break the bank.
The commute to Fresno is just 26 minutes, which is nothing compared to what people tolerate in the Bay Area or LA. That's the main reason Parlier stays affordable while Fresno itself keeps climbing. Highway 99 access from the east side of town gets you to the rest of the Valley without much hassle. If you work in Fresno or anywhere in the ag industry locally, you're looking at a short commute and a mortgage payment that's half what you'd pay closer to the city. The trade-off is you're in a smaller town, but your housing costs won't eat your entire paycheck.
Agriculture drives everything here, and that's actually good news for mortgage stability. Gerawan Farming, Valley Pack, and Prima Wawona are major employers, along with dozens of local packing houses and farming operations. Parlier Unified School District provides steady public sector jobs with benefits. The City of Parlier itself employs local residents. Real talk, this is an agricultural community, so if you work in farming, packing, or related industries, you're buying close to where the jobs are. Lenders look at employment stability, and ag work here is consistent even if it's seasonal for some positions.
Common questions from Parlier 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 Parlier 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 Parlier: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Parlier buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Parlier 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 Parlier 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 Parlier families purchase with minimal upfront cash.
2026 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Parlier properties fall within conforming limits, maximizing your financing options.
For Parlier'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 Parlier. 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 Parlier. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Parlier. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Parlier 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 Parlier: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Parlier buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Parlier. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Parlier 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 Parlier 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 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Parlier properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Parlier 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 Parlier 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 Parlier families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Parlier. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Parlier. 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 Parlier'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 Parlier is $541,000 for 2025. This is well above the median home price of $227,000, so FHA loans will work for virtually all homes in the area. You can purchase with as little as 3.5% down if your credit score is 580 or higher.
You won't need a jumbo loan in Parlier. With a median home price of $227,000 and conforming loan limits at $833,000, nearly all properties fall well within conventional loan limits. Jumbo loans are only necessary for homes exceeding $833,000, which are extremely rare in this affordable rural market.
For 2025, Fresno County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are updated annually and typically announced in November for the following year. Given Parlier's median price of $227,000, these limits provide plenty of room for most homebuyers.
Yes, VA loans are available in Parlier with a loan limit of $833,000 and no down payment required for eligible veterans and service members. This is an excellent option for qualifying buyers since most Parlier homes are well below this limit. VA loans don't require mortgage insurance, which can save you significantly over time.
Our No Money Down program offers $0 down payment for qualified buyers in Parlier. You may also qualify for CalHFA programs offering down payment and closing cost assistance, Fresno County housing programs, and USDA loans with zero down for rural properties. With a median income of $50,026, many Parlier residents qualify for these assistance programs designed for first. time and budget. conscious buyers.
You can buy a home in Parlier with as little as $0 down through USDA or VA loans if you qualify. FHA loans require just 3.5% down (about $7,945 on a $227,000 home), while conventional loans typically need 3% to 5% down. Down payment assistance programs can help cover these costs for eligible buyers.
You can qualify for an FHA loan in Parlier with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum score, while conventional loans generally need 620 or higher. Many local buyers with modest credit profiles successfully purchase homes using FHA or USDA financing.
Choose a lender experienced with rural and affordable markets who understands USDA and FHA programs common in Parlier. Look for someone who can explain down payment assistance options and has a track record working with first. time and budget. conscious buyers. Local expertise matters, especially when navigating programs designed for communities with median incomes around $50,000.
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