Mortgage broker serving Patterson, 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 Patterson buyers, we match your unique situation to the right program.
Patterson offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Patterson 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 Patterson home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Patterson starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Patterson 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 Patterson 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 Patterson 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 is the go-to for Patterson buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Patterson. VA loans are the best deal for eligible veterans.
Nearly all Patterson homes qualify for conforming loans. Best rates available for qualified buyers.
Patterson buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Patterson buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Patterson areas. Check rural designation by address.
Bridge loans available for Patterson transitions. Finance new purchase before selling.
Entity purchase programs for Patterson. LLC financing for investment properties.
Patterson FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Patterson refinances qualify as conforming. Competitive rates with quick approval.
Patterson veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Patterson homeowners with equity. Access funds for any purpose.
Patterson owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Patterson homeowners. Lump sum with fixed monthly payments.
Patterson rental properties qualify with DSCR. No personal income verification needed.
Patterson renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Patterson commercial. Fast financing for competitive markets.
Apartment financing in Patterson. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Patterson buyers with qualifying income.
Patterson buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Patterson. City programs plus CalHFA can cover most down payment.
Grant programs for Patterson first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Patterson areas. Check rural designation by address.
Gift of equity for Patterson family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Patterson buyers qualify. Add parent income to yours.
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
Patterson sits in the Central Valley about 90 miles east of San Jose and 70 miles south of Stockton. Population is 23,678, median household income $86,031. The homeownership rate here is 73.4%, one of the highest in the region, and there's a reason for that. At $520K median home price, you're looking at Central Valley pricing that's still within reach for families earning in the $80-90K range, especially if you're coming from the Bay Area where that same income won't get you anywhere near a single-family home.
If you're buying with kids in mind, Patterson Joint Unified serves the whole city, which means you're not gambling on boundary lines. Patterson High anchors the district, with Las Palmas Elementary and Walnut Grove Elementary feeding into Creekside Middle School. The schools aren't pulling top ratings across the board, but the district is stable and the community is invested. That 73.4% homeownership rate tells you something important: families buy here and stay here. When you're thinking about resale value five or ten years down the road, that kind of stability matters more than you'd think.
Patterson doesn't have the sprawling subdivision variety you'll find in bigger Central Valley cities. Most of the housing stock centers around Downtown Patterson and the surrounding residential areas, where you're looking at $520K for a typical single-family home. The market here is pretty straightforward: conventional loans dominate if you've got the 20% down, and FHA loans work well for first-timers who can swing 3.5% down on a $520K purchase. You're not dealing with luxury enclaves or gated communities pushing into jumbo territory. It's working-class homeownership, which is exactly why the ownership rate sits so high. The homes are newer stock compared to older Valley towns, mostly built in the last 20-30 years as Patterson grew.
Here's the thing about Patterson: it's not a commuter town for the Bay Area, even though you're only about 90 miles out. The commute to San Jose runs close to 90 minutes on a good day, and there's no train to save you. Stockton is your closest major city at 45 minutes, which is doable if you're working in the northern Central Valley. Fresno sits 101 minutes south if you're in ag business or healthcare down there. Most people who buy here work locally or regionally in the Central Valley, not over the Altamont Pass. That's actually what keeps prices at $520K instead of $820K. If you're chasing Bay Area wages while living here, you'll build equity fast but you'll earn every dollar of it on I-580.
The employment picture here is classic Central Valley: agriculture, food processing, schools, and local government. Del Monte Foods runs a major facility that's been here for decades, providing solid blue-collar wages with benefits. Patterson Joint Unified School District is the largest employer, which gives you that public sector stability. The City of Patterson itself employs a fair number of people in municipal roles. And then there's agriculture, which is the backbone of the entire region. The job mix means you've got a working-class community with steady incomes in the $80-90K range, which lines up perfectly with what lenders want to see for a $520K mortgage. Real talk: you're not getting rich here, but you can actually afford to own a home.
Common questions from Patterson 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 Patterson 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 Patterson: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Patterson buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Patterson 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 Patterson 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 Patterson families purchase with minimal upfront cash.
2026 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Patterson properties fall within conforming limits, maximizing your financing options.
For Patterson'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 Patterson. 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 Patterson. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Patterson. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Patterson 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 Patterson: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Patterson buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Patterson. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Patterson 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 Patterson 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 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Patterson properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Patterson 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 Patterson 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 Patterson families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Patterson. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Patterson. 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 Patterson'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 Patterson is $541,000 for 2025, which covers most homes in this affordable market where median prices are around $520,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments. You'll be able to finance the majority of Patterson homes with a standard FHA loan without needing a jumbo product.
You won't need a jumbo loan for most Patterson homes since the conforming loan limit is $833,000 and typical homes range from $450,000 to $600,000. The median home price of $520,000 falls well within conventional and FHA loan limits. Jumbo loans are only necessary for higher. priced properties above $833,000, which are rare in Patterson's affordable market.
For 2025, Stanislaus County loan limits are $541,000 for FHA loans and $833,000 for both conventional conforming and VA loans. These limits are reviewed annually and typically announced in November for the following year. Patterson's affordable housing market means most buyers can take advantage of these standard loan programs without hitting limit restrictions.
Yes, VA loans are an excellent option in Patterson with a loan limit of $833,000, which covers all typical homes in the area. Veterans and active military can buy with $0 down and no mortgage insurance, making homeownership very accessible in this market. With Patterson's median home price at $520,000, VA buyers have plenty of purchasing power and can often negotiate competitive offers.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Patterson's affordable market. CalHFA's MyHome Assistance Program provides up to 3.5% in down payment help that can be combined with FHA loans, and Stanislaus County offers additional local programs for first. time buyers. Many Patterson buyers can stack these programs to cover both down payment and closing costs entirely.
You can buy a Patterson home with as little as 3.5% down using an FHA loan (about $18,200 on a $520,000 home) or 3% down with a conventional 97 loan. VA. eligible buyers and those using our No Money Down program can purchase with $0 down. With median prices around $520,000, Patterson remains accessible for first. time buyers who can often combine low down payment loans with assistance programs.
You can qualify for an FHA loan in Patterson with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a 620 minimum score, while VA loans often accept scores around 580 to 600. Given Patterson's focus on first. time buyers and credit rebuilders, many lenders have experience working with scores in the 580. 680 range.
Choose a lender experienced with Patterson's affordable market who understands FHA loans, down payment assistance programs, and working with first. time buyers. Look for someone who can explain how to stack DPA programs and compare multiple loan options for your specific situation. Local expertise matters since Patterson buyers often benefit from creative financing solutions that maximize affordability in the $450,000 to $600,000 price range.
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