Mortgage broker serving Pasadena, 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 Pasadena buyers, we match your unique situation to the right program.
The Pasadena market requires jumbo loan expertise for homes above the $1.25M threshold.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Pasadena 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 Pasadena home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pasadena starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pasadena 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 Pasadena 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 Pasadena homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| 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 $1,249,125 |
| 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 Pasadena home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Pasadena prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Pasadena.
Self-employed? Pasadena bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Pasadena properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Pasadena buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Pasadena buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Pasadena moves. Purchase before your current home sells.
Entity financing for Pasadena investors. Purchase in LLC for asset protection.
Pasadena loans under $1.25M get conforming refinance rates. Best rates available.
Access Pasadena home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Pasadena homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Pasadena veterans. Lower your rate without appraisal or income docs.
Pasadena home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Pasadena homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Pasadena can use DSCR financing. Rental income qualifies the loan.
Pasadena rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Pasadena apartment buildings. Commercial rates for larger properties.
Hard money financing for Pasadena commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Pasadena buyers with qualifying income.
CalHFA programs can help Pasadena first-time buyers. Check income limits for eligibility.
Pasadena family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Pasadena. Family member income helps qualification.
Check Pasadena city programs for additional DPA. May stack with CalHFA for more help.
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
Pasadena sits just 10 miles northeast of downtown LA in the San Gabriel Valley foothills. Population is 137,554, median household income $97,818. The homeownership rate here is 42.1%, way below the California average of 55%, and that tells you everything about the market. At $1.295M median home price, this is one of the most expensive cities in LA County. You're looking at a minimum household income around $260K to comfortably qualify for a conventional loan here, which is why most residents rent.
The school situation is solid if you can afford to buy in. Marshall Fundamental pulls strong scores and families compete to get into that boundary. Pasadena High, John Muir High, and Blair High serve different parts of the city with varying ratings. But here's the thing: Caltech anchors the entire educational culture here, and that filters down. The presence of one of the world's top research universities means the city attracts educated professionals who value schools, which supports property values long-term. If you're stretching to afford Pasadena, the school quality helps justify the mortgage payment because resale demand stays strong.
At $1.3M across the board, your neighborhood choice here is more about lifestyle than price point. Bungalow Heaven offers California Craftsman homes from the 1900s-1920s on tree-lined streets, and buyers here typically use conventional jumbo loans since most properties exceed conforming limits. Old Pasadena puts you in the historic downtown core with condos and lofts mixed with restored buildings, popular with professionals who want walkability. South Pasadena is technically its own city but shares the market dynamics, known for residential charm and highly rated schools that command a premium. Playhouse District centers on arts and culture near the Pasadena Playhouse, attracting buyers who prioritize walkable urban living. All these areas require jumbo financing for most purchases, and you'll need 20% down to avoid PMI on loans this size.
The commute to downtown LA is only 19 minutes when traffic cooperates, which is rare but possible. Santa Monica runs 37 minutes, Long Beach 43 minutes, Irvine 63 minutes. This proximity to job centers is exactly why Pasadena commands these prices. You're paying a premium to cut your commute time compared to more affordable parts of LA County. Local transit exists through Pasadena Transit and Metro Gold Line access, which matters if you're trying to be a one-car household to offset the mortgage cost. The walkability in Old Pasadena and around the Playhouse District means some buyers can actually skip car ownership entirely, and lenders do consider that when calculating your debt-to-income ratio.
Caltech and JPL dominate the employment landscape here, bringing high-paying STEM jobs that support the housing market. Huntington Memorial Hospital adds healthcare sector stability. Pasadena Unified School District and the City of Pasadena provide public sector jobs. The job mix skews heavily toward educated professionals, scientists, engineers, and academics. Real talk: the median household income of $97K sounds good until you realize it's barely enough to rent here, let alone buy. The buyers who can afford $1.3M homes are typically dual-income professional couples or Caltech/JPL employees with stock options and bonuses that boost their qualifying income. If you work in aerospace, tech, or research, Pasadena makes sense. If you don't, you're probably commuting in from somewhere more affordable.
Common questions from Pasadena 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 Pasadena 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 Pasadena: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pasadena buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pasadena 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 Pasadena 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 Pasadena 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 Pasadena properties fall within conforming limits, maximizing your financing options.
For Pasadena'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 Pasadena. 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 Pasadena. 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 Pasadena. 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 Pasadena 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 Pasadena: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pasadena buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pasadena. 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 Pasadena 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 Pasadena 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 Pasadena properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pasadena 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 Pasadena 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 Pasadena families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pasadena. 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 Pasadena. 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 Pasadena'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 Pasadena is $1,250,000 for 2025, reflecting Los Angeles County's high. cost area designation. This limit covers many homes in Pasadena's market, though properties above this price will require a jumbo loan or conventional financing. FHA loans require just 3.5% down with a credit score of 580 or higher, making them accessible for qualified buyers in this premium market.
With Pasadena's median home price at $1.3M and typical homes ranging from $1.25M to $2M, you'll likely need a jumbo loan for properties above the $1.25M conforming limit. Homes priced at or below $1.25M can use high. balance conforming loans, which often offer better rates and terms. Your lender can help you compare jumbo versus conforming options based on your specific property and financial situation.
The 2025 loan limits for Los Angeles County are $1,250,000 for conforming, FHA, and VA loans (2026 limits aren't yet announced). These high. balance limits reflect the county's premium housing market and apply to Pasadena properties. Limits are typically announced in November for the following year, so check with your lender for the most current information.
Yes, eligible veterans and service members can use VA loans in Pasadena with the county loan limit of $1,250,000 and no down payment required. VA loans are excellent for qualified buyers in this market, offering competitive rates and no PMI even with zero down. For homes above $1.25M, you'd need a VA jumbo loan with a down payment on the amount exceeding the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Pasadena's market. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, though income limits may apply given the area's median income of $97,818. Los Angeles County also offers programs that can help with lower. priced properties in Pasadena, and your lender can identify which programs best fit your situation.
Down payment requirements in Pasadena vary by loan type: conventional loans typically require 10. 20% ($130K. $260K on a $1.3M home), FHA loans need 3.5% (about $45K), and VA loans offer $0 down for eligible veterans. For jumbo loans on higher. priced properties, expect 15. 20% down. Many dual. income professionals in this market use down payment assistance or gift funds to reduce their upfront costs.
Most lenders require a minimum credit score of 620 for conventional loans in Pasadena, though 680+ will get you better rates on the area's typical loan amounts. FHA loans accept scores as low as 580 with 3.5% down, while jumbo loans for properties above $1.25M typically require 700 or higher. Given the premium price point, stronger credit scores help you qualify for competitive rates on larger loan amounts.
Choose a lender experienced with Pasadena's premium market and high. balance loans, as they'll understand the nuances of financing $1M+ properties in Los Angeles County. Look for competitive rates on both conforming and jumbo products, strong communication throughout the process, and expertise with down payment assistance programs if needed. Getting pre. approved with a knowledgeable local lender strengthens your offer in this competitive market where many buyers are well. qualified professionals.
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