Mortgage broker serving Perris, 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 Perris buyers, we match your unique situation to the right program.
Perris's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Perris 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 Perris home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Perris starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Perris 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 Perris 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 Perris 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 Perris buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in Perris. VA loans are the best deal for eligible veterans.
Nearly all Perris homes qualify for conforming loans. Best rates available for qualified buyers.
Perris buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed Perris buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible Perris areas. Check rural designation by address.
Bridge loans available for Perris transitions. Finance new purchase before selling.
Entity purchase programs for Perris. LLC financing for investment properties.
Perris FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all Perris refinances qualify as conforming. Competitive rates with quick approval.
Perris veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for Perris homeowners with equity. Access funds for any purpose.
Perris owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for Perris homeowners. Lump sum with fixed monthly payments.
Perris rental properties qualify with DSCR. No personal income verification needed.
Perris renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for Perris commercial. Fast financing for competitive markets.
Apartment financing in Perris. 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 Perris buyers with qualifying income.
Perris buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in Perris. City programs plus CalHFA can cover most down payment.
Grant programs for Perris first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible Perris areas. Check rural designation by address.
Gift of equity for Perris family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps Perris 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
Perris sits in the Inland Empire about 70 miles southeast of LA, right where Riverside County starts opening up. Population is 78,881, median household income $78,352. The homeownership rate here is 67.7%, which tells you people are actually buying and staying, not just renting short-term. At $590K median home price, you're looking at something that requires real income to qualify for, but it's still $200-300K less than coastal markets. A household pulling in $78K can get close to qualifying with the right loan structure, especially if you've got decent credit and can put 5-10% down.
The school ratings matter when you're thinking about resale value five or ten years out. May Ranch Elementary pulls an 8, which is solid and helps explain why homes in that neighborhood command $650K-$750K. Paloma Valley High and Heritage High both score 7s, better than the county average. Perris High comes in at a 6, which isn't going to win awards but reflects the older parts of town where you'll find more affordable entry points. Families buying here tend to stick around, and that stability shows in the ownership rate. When your neighbors own instead of rent, they care about property values just like you do.
Where you buy in Perris directly affects what loan product makes sense and what your monthly payment looks like. Downtown Perris runs $480K-$620K, mix of older homes with character and newer infill development, and FHA loans work well here for buyers who want walkability without paying coastal prices. May Ranch is the premium play at $650K-$750K, newer master-planned community with HOA fees to factor into your debt-to-income ratio, mostly conventional loans with 10-20% down. Moreno Beach near Lake Perris goes $520K-$680K, established neighborhood where you'll see both conventional and FHA depending on the specific property and buyer situation. Indian Oaks offers space at $580K-$720K, bigger lots and custom homes that attract buyers looking for elbow room, typically conventional financing. The price spread across these neighborhoods gives you options depending on what you qualify for.
The commute to LA runs about 80 minutes when traffic cooperates, which it doesn't always. That drive is exactly why Perris costs $590K instead of $900K like you'd pay in Orange County. You're trading time on the road for a mortgage payment that won't eat your entire paycheck. If you work in Riverside or the closer parts of the Inland Empire, you're looking at 20-30 minutes, which is manageable. The Metrolink station downtown gives you a rail option if you're commuting to LA or Orange County and don't want to drive every day. Real talk, most buyers here either work locally or have accepted the commute as the price of homeownership in Southern California.
The job market here is anchored by logistics and public sector employment, which matters for mortgage stability. Amazon's distribution center is a major employer, along with Walmart and Home Depot regional distribution centers. The Perris Union High School District and City of Perris provide steady government jobs with benefits. Riverside County offices add more public sector stability. The logistics boom in the Inland Empire has been good for employment here, and lenders like seeing borrowers in steady warehouse, transportation, and government jobs. It's not a tech hub, but it's also not a boom-and-bust economy. If you're buying here, you want to know the job base is solid enough to support property values long-term.
Common questions from Perris 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 Perris 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 Perris: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Perris buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Perris 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 Perris 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 Perris families purchase with minimal upfront cash.
2026 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Perris properties fall within conforming limits, maximizing your financing options.
For Perris'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 Perris. 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 Perris. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Perris. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Perris 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 Perris: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Perris buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Perris. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Perris 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 Perris 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 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Perris properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Perris 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 Perris 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 Perris families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Perris. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Perris. 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 Perris'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 Perris is $690,000 for 2026, which covers virtually all homes in the area since the median price is around $590K. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments in Perris. You'll be able to finance most single. family homes with just 3.5% down if your credit score is 580 or higher.
You won't need a jumbo loan for most homes in Perris since the median price is $590K and conforming loan limits go up to $833,000. Only if you're purchasing a home above $833K would you need a jumbo loan, which represents a small fraction of Perris properties. The high conforming limits mean you can access better rates and terms on the vast majority of homes here.
For 2026 in Riverside County, the conforming loan limit is $833,000, the FHA limit is $690,000, and the VA loan limit is $833,000. These limits are well. suited to Perris's affordable market where most homes fall between $450K and $600K. Both conventional and government. backed loans can easily accommodate typical home purchases in the area.
Yes, VA loans are an excellent option in Perris with a loan limit of $833,000, which covers all homes in the typical price range. If you're a qualified veteran or active. duty service member, you can purchase with $0 down and no mortgage insurance, which is a significant advantage in this market. VA loans are particularly competitive here since most homes are well below the loan limit.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Perris's affordable market. You can also explore CalHFA programs that provide down payment and closing cost assistance, and Riverside County often has local DPA programs that can be stacked together. These programs are especially valuable for first. time buyers in Perris where the median home price of $590K is within reach with the right assistance.
You can buy a home in Perris with as little as 3.5% down using an FHA loan (about $20,650 on a $590K home) or 3% down with a conventional 97 loan. VA. eligible buyers and those who qualify for our No Money Down program can purchase with $0 down. With strong down payment assistance available in Riverside County, many first. time buyers combine low down payment loans with DPA to minimize their upfront costs.
You can qualify for an FHA loan in Perris with a credit score as low as 580, which is ideal for credit rebuilders and first. time buyers common in this market. Conventional loans typically require a 620 minimum score, while VA loans are often accessible with scores around 580. 600. If your credit needs work, FHA's flexibility makes it the most popular choice in Perris's affordable market.
Choose a lender experienced with Perris's affordable market who understands FHA loans, down payment assistance programs, and how to stack DPA benefits for maximum savings. Look for someone who can explain all your options clearly, from conventional 97 to VA to our No Money Down program, and who has strong relationships with local programs in Riverside County. The right lender will help first. time buyers navigate the process smoothly and find the lowest possible upfront costs.
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