Mortgage broker serving Pico Rivera, 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 Pico Rivera buyers, we match your unique situation to the right program.
In Pico Rivera's market, the right loan program can save thousands over the life of your mortgage.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Pico Rivera 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 Pico Rivera home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pico Rivera starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pico Rivera 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 Pico Rivera 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 Pico Rivera 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Pico Rivera buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Pico Rivera. Low down payment gets you into most properties here.
$0 down for Pico Rivera veterans. VA loans cover all properties with no PMI required.
Pico Rivera business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Pico Rivera. State assistance helps with down payment and closing costs.
Premium Pico Rivera homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Pico Rivera sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Pico Rivera investors. Buy rentals in entity names.
Conforming refinance for Pico Rivera homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Pico Rivera. Easiest way to lower your existing FHA rate.
VA streamline refi for Pico Rivera veterans. Fastest way to reduce your mortgage payment.
Turn Pico Rivera home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Pico Rivera homeowners. Access equity without replacing first mortgage.
Pico Rivera owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Pico Rivera investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Pico Rivera projects. Short-term financing for value-add investments.
Multifamily options for Pico Rivera investors. Finance apartment buildings with commercial loans.
Pico Rivera investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Pico Rivera buyers with qualifying income.
CalHFA programs popular in Pico Rivera. State assistance helps with down payment and closing costs.
Pico Rivera has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Pico Rivera buyers. Down payment assistance with no repayment.
Pico Rivera family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Pico Rivera purchases. Family member income boosts 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
Pico Rivera sits in southeast LA County, wedged between Whittier and Montebello, about 11 miles from downtown LA. Population is 61,561, median household income $82,539. The homeownership rate here is 68.9%, which tells you people who buy here tend to stay. At $745K median home price, you're paying more than the High Desert but getting something crucial: reasonable commute times to actual job centers without crossing into million-dollar territory. For a household pulling $80-85K, you're looking at FHA or conventional with a co-borrower to make the numbers work.
El Rancho High School anchors the district and pulls families who want LA County access without LA Unified's chaos. North Park Academy of the Arts offers magnet-style programming that helps resale value when you've got something specialized in the neighborhood. Pico Rivera Elementary and Durfee Elementary serve the core residential areas. The schools aren't going to wow you with 9 and 10 ratings, but they're stable and the district isn't shrinking, which matters when you're betting $745K on a property. That nearly 69% homeownership rate means your neighbors are invested in keeping the area family-friendly, and lenders see that stability when they're underwriting your loan.
Rivera Village runs right around that $745K median and mixes residential with commercial strips, which means walkable errands but also street noise depending on the block. You'll see conventional loans here with 10-15% down from move-up buyers who sold something smaller in the area. North Pico Rivera hits the same price point but skews more residential near the Rio Hondo, attracting families who want yard space and a bit more quiet. The housing stock is mostly post-war single-family, 1950s through 1970s builds, so you're not paying for granite and stainless but you're getting lot sizes you can't find in newer developments. FHA works fine here if you're a first-timer, but you'll compete with conventional buyers who can waive appraisal contingencies.
Here's the thing: Pico Rivera's location is the whole value proposition. You're 24 minutes to downtown LA, 29 to Long Beach, 38 to both Santa Monica and Irvine when traffic cooperates. The 605 and 5 freeways are close enough to matter, and the 60 runs nearby for Inland Empire access. That's why $745K here competes with $950K in Pasadena or $1.2M in Culver City. You're trading the trendy zip code for an extra $200-400K in buying power, which translates to a mortgage payment difference of $1,200-2,400 monthly. Local transit exists but most buyers here are two-car households commuting to different job centers.
The City of Pico Rivera and El Rancho Unified School District provide steady public sector employment, which helps the local economy stay stable even when private sector wobbles. Northgate González Market runs its headquarters here, and that's not just jobs but also community investment you can see in the shopping centers. PIH Health Hospital in neighboring Whittier pulls medical professionals who want to live close without Whittier's price tag. Real talk, most buyers here commute out to LA, Long Beach, or Orange County job centers. The income level supports the price point because dual-income households can hit $80K pretty easily with service and professional jobs, and lenders like the employment diversity when they're looking at your debt-to-income ratio.
Common questions from Pico Rivera 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 Pico Rivera 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 Pico Rivera: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pico Rivera buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pico Rivera 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 Pico Rivera 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 Pico Rivera 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 Pico Rivera properties fall within conforming limits, maximizing your financing options.
For Pico Rivera'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 Pico Rivera. 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 Pico Rivera. 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 Pico Rivera. 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 Pico Rivera 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 Pico Rivera: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pico Rivera buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pico Rivera. 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 Pico Rivera 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 Pico Rivera 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 Pico Rivera properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pico Rivera 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 Pico Rivera 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 Pico Rivera families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pico Rivera. 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 Pico Rivera. 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 Pico Rivera'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 Pico Rivera is $1,250,000 for 2025. This high limit covers most homes in the area, where the median price is around $745K, making FHA loans an excellent option for buyers who want lower down payments and flexible credit requirements.
Most buyers in Pico Rivera won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $745K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million, which represents a smaller segment of the local market.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and may adjust based on home price trends throughout the county.
Yes, VA loans are very competitive in Pico Rivera with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With most homes priced between $600K and $900K, VA loans cover the vast majority of properties in the area while offering excellent rates and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers in Pico Rivera. Additionally, CalHFA offers down payment assistance programs with grants and deferred. payment junior loans, and Los Angeles County has various programs for first. time and moderate. income buyers that can help with down payments and closing costs.
Down payments in Pico Rivera vary by loan type. Conventional loans typically require 3% to 5% down ($22K to $37K on a $745K home), FHA loans need 3.5% down (about $26K), and VA loans offer $0 down for eligible veterans. With the area's $745K median price, many buyers benefit from down payment assistance to reduce upfront costs.
Most lenders require a minimum credit score of 620 for conventional loans in Pico Rivera, while FHA loans can go as low as 580 (or even 500 with 10% down). With homes typically priced between $600K and $900K, having a score above 680 will help you qualify for better rates and more loan options in this balanced market.
Choose a lender experienced with Pico Rivera's middle market who can explain all your options including conventional, FHA, and VA loans for homes in the $600K to $900K range. Look for competitive rates, responsive communication, and expertise with down payment assistance programs that are popular with the area's mix of first. time and move. up buyers.
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