Mortgage broker serving Placentia, 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 Placentia buyers, we match your unique situation to the right program.
Placentia buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Placentia 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 Placentia home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Placentia starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Placentia 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 Placentia 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 Placentia 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 Placentia home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Placentia homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Placentia with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Placentia first-timers. 3.5% down, 580 credit minimum.
Higher-end Placentia properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Placentia's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Placentia buyers.
Bridge loans help Placentia buyers compete. Make non-contingent offers while selling current home.
Placentia investment properties in LLC. Entity financing available for investors.
Most Placentia mortgages qualify for conforming refinance. Lower your rate under the limit.
Placentia homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Placentia refinance with VA IRRRL. No appraisal, no income verification.
Placentia HELOC options for home equity access. Credit line with variable rate draw period.
Placentia FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Placentia. Fixed payments unlike variable HELOC.
Placentia rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Placentia use fix-and-flip financing. Purchase plus rehab in one loan.
Placentia apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Placentia. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Placentia buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Placentia buyers.
Local Placentia DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Placentia buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Placentia family purchases. Parents selling to children at discount.
Placentia buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Placentia sits in north Orange County, tucked between Yorba Linda and Fullerton. Population is 51,797, median household income $106,155. The homeownership rate here is 63.3%, and at $1,027,500 median home price, you're paying full Orange County pricing. But here's what you're getting for that seven-figure mortgage: you're 24 minutes from Irvine, 41 minutes from LA, and you're in one of the better school districts in the county without the Irvine premium or the coastal squeeze.
The Placentia-Yorba Linda Unified School District is the main reason families stretch their budgets here. El Dorado High and Valencia High both pull strong ratings, and the elementary and middle schools are solid across the board. When you're looking at a million-dollar mortgage, school quality isn't just about your kids. It's about protecting your investment. Buyers with children will pay more for homes in top-rated school boundaries, and when you sell, that district reputation keeps your property competitive. The families who buy here tend to stay, which is why you'll see stable neighborhoods and consistent demand even when rates climb.
Most of Placentia hovers around that $1M mark, which means you're looking at conventional jumbo loans for anything above $766,550. Old Town Placentia has the historic downtown character with original commercial buildings and older homes that've been updated. You'll find single-family homes that need some work or fully remodeled properties, all in that million-dollar range. Northeast Placentia is primarily residential, mostly single-family homes from various decades, same price point. The lack of huge price variation across neighborhoods actually simplifies your search. You're not choosing between a $600K fixer and a $1.5M showplace. You're choosing location and condition within a fairly tight band, and most buyers here are putting down 20% to avoid PMI on these loan amounts.
The commute situation is one of Placentia's biggest selling points when you're justifying that mortgage payment. You're 24 minutes to Irvine, 35 minutes to Long Beach, 41 minutes to LA. That's real access to Orange County job centers without living in them. If you work in Irvine or anywhere along the 91 corridor, you're close enough that the drive doesn't kill you. Local transit exists but most people drive. The truth is, you're paying for location here. North Orange County puts you in the middle of everything, and when you're spending over a million on a house, that commute time matters for your quality of life and your ability to actually enjoy the property you're financing.
Placentia-Yorba Linda Unified School District is the largest employer, which gives the city a stable tax base and consistent public sector jobs. The City of Placentia itself employs residents, and Kraemer Boulevard has retail and service businesses that provide local work. But let's be real. Most people buying million-dollar homes here aren't working retail in Placentia. They're commuting to higher-paying jobs in Irvine, Anaheim, LA, or they're remote workers who want Orange County schools and lifestyle. The local economy supports the community, but the housing prices reflect Orange County's broader job market. When you're getting pre-approved for a jumbo loan here, your lender is going to want to see income that supports a $5,000+ monthly payment, and that usually means you're pulling salary from beyond city limits.
Common questions from Placentia 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 Placentia 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 Placentia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Placentia buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Placentia 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 Placentia 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 Placentia families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Placentia properties fall within conforming limits, maximizing your financing options.
For Placentia'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 Placentia. 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 Placentia. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Placentia. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Placentia 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 Placentia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Placentia buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Placentia. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Placentia 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 Placentia 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Placentia properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Placentia 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 Placentia 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 Placentia families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Placentia. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Placentia. 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 Placentia'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 Placentia is $1,250,000 for 2025, which covers most homes in this Orange County community. With median home prices around $1M, FHA loans are a solid option for buyers who want the flexibility of a lower down payment. You'll need at least 3.5% down and a credit score of 580 or higher to qualify.
Most homes in Placentia fall under the $1.25M conforming loan limit, so you won't need a jumbo loan for typical properties priced between $900K and $1.25M. However, if you're looking at higher. end homes above $1.25M, you'll need jumbo financing. The good news is that conforming loans offer better rates and more flexible terms for the majority of Placentia buyers.
The 2026 loan limits for Orange County haven't been officially announced yet, but the current 2025 limits are $1,250,000 for conforming, FHA, and VA loans. These limits typically adjust annually based on home price trends. Given Orange County's strong market, there's potential for an increase when the Federal Housing Finance Agency releases 2026 figures in November 2025.
Yes, VA loans are available in Placentia with a loan limit of $1,250,000, which covers most homes in the area. Eligible veterans and service members can finance up to this amount with no down payment and no PMI. For homes priced above the VA limit, you'd need a down payment of 25% on the amount exceeding $1.25M.
Our No Money Down program offers $0 down payment for qualified buyers in Placentia, making homeownership more accessible in this upper. middle market. CalHFA programs like MyHome Assistance provide up to 3.5% in down payment help with deferred. payment junior loans. Orange County also offers various assistance programs for first. time buyers and moderate. income households, though income limits may apply given the area's $106K median income.
For a typical $1M home in Placentia, you can put down as little as 3% ($30,000) with a conventional loan or 3.5% ($35,000) with FHA. VA and USDA eligible buyers can go as low as $0 down. If you're putting down less than 20% ($200,000), you'll pay PMI on conventional loans, so many established buyers in this market aim for 10. 20% down to balance monthly costs.
Most lenders require a minimum credit score of 620 for conventional loans in Placentia, though you'll get better rates with 680 or higher. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. Given Placentia's $900K. $1.25M price range, aiming for a 700+ score will help you secure competitive rates on these larger loan amounts.
Look for a lender experienced with Orange County's upper. middle market who can handle both conforming and jumbo loans as needed in Placentia. Compare rates, closing costs, and loan options across at least three lenders, and ask about their timeline since competitive offers move quickly here. A local lender who understands Placentia's $900K. $1.25M market can provide valuable guidance and faster pre. approvals that strengthen your offer.
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