Mortgage broker serving Pismo Beach, 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 Pismo Beach buyers, we match your unique situation to the right program.
Pismo Beach buyers navigate properties near the $1M conforming limit, where loan structure impacts rates significantly.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Pismo Beach 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 Pismo Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pismo Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pismo Beach 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 Pismo Beach 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 Pismo Beach 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: $832,750 |
| 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 $832,750 |
| 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 Pismo Beach buyers. Most homes under $1M with competitive rates.
Strong FHA option in Pismo Beach. Low down payment gets you into most properties here.
$0 down for Pismo Beach veterans. VA loans cover all properties with no PMI required.
Pismo Beach business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Pismo Beach. State assistance helps with down payment and closing costs.
Premium Pismo Beach homes over $1M require jumbo loans. Less common but available for luxury properties.
Pismo Beach sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Pismo Beach investors. Buy rentals in entity names.
Conforming refinance for Pismo Beach homeowners. Best rates for loans under $1M.
FHA streamline refinance for Pismo Beach. Easiest way to lower your existing FHA rate.
VA streamline refi for Pismo Beach veterans. Fastest way to reduce your mortgage payment.
Turn Pismo Beach home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Pismo Beach homeowners. Access equity without replacing first mortgage.
Pismo Beach owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Pismo Beach investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Pismo Beach projects. Short-term financing for value-add investments.
Multifamily options for Pismo Beach investors. Finance apartment buildings with commercial loans.
Pismo Beach 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 Pismo Beach buyers with qualifying income.
CalHFA programs popular in Pismo Beach. State assistance helps with down payment and closing costs.
Pismo Beach has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Pismo Beach buyers. Down payment assistance with no repayment.
Pismo Beach family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Pismo Beach 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
Pismo Beach sits right on the Central Coast about halfway between LA and San Francisco. Population is just 8,050, but median household income hits $109,196, which tells you this is a destination town where people who can afford it choose to live. At $854K median home price and a 64.6% homeownership rate, you're looking at a market where buyers need serious income or substantial down payments. This isn't a starter home market. It's where people land when they've built equity elsewhere or can qualify for a jumbo loan on a six-figure income.
The school situation here is straightforward but limited by the town's small size. Pismo Beach Elementary and Shell Beach Elementary serve the area, feeding into Judkins Middle School under the Lucia Mar Unified School District. You won't find a ton of options like you would in a bigger city, but the district serves the entire coastal area and families who buy here tend to value the beach lifestyle over having ten different school choices. The real consideration for buyers with kids is whether you're planning to stay through high school or if this is a place you'll enjoy while your kids are young and then reassess. That matters for your financing timeline and whether you're thinking five years or fifteen.
Here's the thing about Pismo Beach real estate. The whole town trades around that $854K median, whether you're in Shell Beach up on the bluffs with ocean views, Downtown near the pier with walkability to everything, or Sunset Palisades in the residential areas. You're not finding bargain neighborhoods here. Shell Beach gets you those dramatic coastal bluffs and a slightly quieter vibe, which appeals to buyers using conventional jumbos or all cash if they're relocating from pricier markets. Downtown puts you in walking distance of the pier, restaurants, and tourist action, which some buyers love and others want to avoid. Sunset Palisades offers residential calm with ocean views. Most transactions here involve either jumbo loans for high earners or buyers rolling substantial equity from previous home sales. FHA and conventional conforming loans can work if you're right at that median price point, but you'll need that $109K income or close to it.
Real talk, you're not commuting from Pismo Beach to a major job center. San Francisco is 228 minutes away, LA about 182 minutes. Those numbers tell you this is a place where you either work locally, work remotely, or you've retired. Highway 101 runs through town and connects you up and down the coast, but the isolation is part of what keeps Pismo feeling like a beach town instead of a suburb. If you need to commute regularly to a city job, your mortgage math changes because you're probably looking at this as a second home or vacation property, which means different loan terms and higher rates. If you work remotely or locally, you're paying for lifestyle and locking in a mortgage on a place where demand stays steady because supply is limited.
The local economy runs on tourism, hospitality, and public sector work. Lucia Mar Unified School District is the biggest employer, followed by the City of Pismo Beach itself. Pismo Beach Conference Center and SeaCrest OceanFront Hotel represent the hospitality side that keeps the town functioning. Most people buying here aren't depending on local wages to qualify for their mortgage. That $109K median income is high for a town this size because it reflects retirees with pension income, remote workers, small business owners, and people who commute to San Luis Obispo for higher-paying jobs. When you're looking at financing, lenders will want to see stable income that doesn't depend on the seasonal nature of a beach town economy unless you've got a public sector job or substantial assets.
Common questions from Pismo Beach 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 Pismo Beach 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 Pismo Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pismo Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pismo Beach 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 Pismo Beach 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 Pismo Beach families purchase with minimal upfront cash.
2026 San Luis Obispo County limits: FHA $920,000, Conventional $1,000,500. Any loan above $1,000,500 is a jumbo loan. Most Pismo Beach properties fall within conforming limits, maximizing your financing options.
For Pismo Beach'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 Pismo Beach. 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 Pismo Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in Pismo Beach. 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 San Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pismo Beach 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 Pismo Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pismo Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pismo Beach. 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 San Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pismo Beach 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 Pismo Beach 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 San Luis Obispo County limits: FHA $920,000, Conventional $1,000,500. Any loan above $1,000,500 is a jumbo loan. Most Pismo Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pismo Beach 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 Pismo Beach 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 Pismo Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pismo Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in Pismo Beach. 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 Pismo Beach'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 Pismo Beach is $920,000 for 2025. This covers most homes in the area since the median home price is around $854,000, making FHA loans a competitive option for many buyers here.
You won't need a jumbo loan for most Pismo Beach homes since the conforming loan limit is $1,000,000 and the median price is $854,000. Only properties priced above $1,000,000 would require a jumbo loan, which represents a smaller portion of the market here.
For 2025, San Luis Obispo County loan limits are $1,000,000 for conforming loans, $920,000 for FHA, and $1,000,000 for VA loans. These limits are typically announced in late fall for the following year, so check back in November 2025 for official 2026 limits.
Yes, VA loans are very competitive in Pismo Beach with a loan limit of $1,000,000, which covers the vast majority of homes in the area. If you're a qualified veteran or active military, you can purchase most properties here with $0 down and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers in Pismo Beach. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as San Luis Obispo County housing programs designed for first. time and moderate. income buyers.
Down payment requirements vary by loan type in Pismo Beach. Conventional loans typically require 3% to 5% down ($25,620 to $42,700 on the median $854,000 home), while FHA loans need 3.5% ($29,890), and VA loans offer $0 down for eligible veterans.
Most lenders require a minimum credit score of 620 for conventional loans in Pismo Beach, while FHA loans can go as low as 580 (or even 500 with 10% down). With the median home price at $854,000, you'll get the best rates and terms with a score of 680 or higher.
Look for a lender experienced with Pismo Beach's balanced market who can offer multiple loan options including conforming, FHA, and VA products. Compare rates and fees from at least three lenders, and choose one who understands the local market dynamics and can close on time in this competitive $600K to $900K price range.
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