Mortgage broker serving Pleasant Hill, 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 Pleasant Hill buyers, we match your unique situation to the right program.
Pleasant Hill 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 Pleasant Hill 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 Pleasant Hill home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pleasant Hill starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pleasant Hill 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 Pleasant Hill 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 Pleasant Hill 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
Most Pleasant Hill homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Pleasant Hill with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Pleasant Hill first-timers. 3.5% down, 580 credit minimum.
Higher-end Pleasant Hill properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Pleasant Hill's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Pleasant Hill buyers.
Bridge loans help Pleasant Hill buyers compete. Make non-contingent offers while selling current home.
Pleasant Hill investment properties in LLC. Entity financing available for investors.
Most Pleasant Hill mortgages qualify for conforming refinance. Lower your rate under the limit.
Pleasant Hill homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Pleasant Hill refinance with VA IRRRL. No appraisal, no income verification.
Pleasant Hill HELOC options for home equity access. Credit line with variable rate draw period.
Pleasant Hill FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Pleasant Hill. Fixed payments unlike variable HELOC.
Pleasant Hill rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Pleasant Hill use fix-and-flip financing. Purchase plus rehab in one loan.
Pleasant Hill apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Pleasant Hill. 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 Pleasant Hill buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Pleasant Hill buyers.
Local Pleasant Hill DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Pleasant Hill buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Pleasant Hill family purchases. Parents selling to children at discount.
Pleasant Hill 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
Pleasant Hill sits in central Contra Costa County, right where I-680 meets Highway 4, about 25 miles east of San Francisco. Population is 34,169, median household income $144,513. The homeownership rate here is 63.9%, which tells you something important: at $980K median home price, you need serious income or equity to buy here. This isn't starter home territory. Most buyers are either moving up from other Bay Area cities with sale proceeds in hand, or they're dual-income professional households pulling $150K+ who can actually qualify for a million-dollar mortgage.
If you've got kids and you're stretching your budget to get into Pleasant Hill, the schools are a big part of why. College Park High pulls an 8 rating, Sequoia Elementary also an 8, with Pleasant Hill Middle and Pleasant Hill Elementary both at 7. Those are solid numbers that justify the price premium you're paying over neighboring cities. When you're looking at a $980K mortgage, you want to know your kids are in good schools and your property value has some protection. The 63.9% homeownership rate means most families who buy here stay put, which creates stability in the schools and helps with resale when you eventually move up or out.
Where you buy in Pleasant Hill directly affects your down payment and loan strategy. Downtown Pleasant Hill runs $750K-$1.2M, mix of condos and townhomes that work well for buyers using conventional loans with 10-20% down, especially if you're coming from a San Francisco or Oakland condo sale. Grayson Gardens hits $900K-$1.3M for mid-century homes on bigger lots, popular with families who've built equity elsewhere and want space. Pleasant Oaks is the newer stuff at $1M-$1.5M, planned community with modern builds where you'll see jumbo loans and buyers putting 20%+ down to avoid PMI on those loan amounts. Hookston Station offers the most character at $850K-$1.1M, older homes with charm near downtown, and it's your best shot at staying under $1M if that matters for your loan approval.
Here's the thing about Pleasant Hill: the BART station changes everything for your commute and your property value. You're 22 minutes to Oakland, 35 to San Francisco on BART, which means you can work in the city without the city mortgage payment. I-680 runs north-south through town, Highway 4 goes east-west, so you've got options if you're driving to San Jose (53 minutes) or down to Palo Alto (60 minutes). County Connection buses fill in the local gaps. The BART access is why Pleasant Hill commands a premium over cities further east. When you're deciding between here and Concord or Walnut Creek, factor in that commute time because it affects your quality of life and your home's resale appeal.
The local job market is anchored by education and healthcare, which means stable employment that survives economic downturns. Diablo Valley College is right here in town, John Muir Health and Kaiser Permanente provide healthcare jobs, and Contra Costa County government adds public sector stability. But real talk: most Pleasant Hill buyers work elsewhere in the Bay Area and commute via BART or I-680. That $144,513 median household income reflects professional jobs in San Francisco, Oakland, and the broader East Bay. If you're buying here, you're probably not working at the local Safeway. You're leveraging Pleasant Hill's location to get more house than you could afford in San Francisco or Berkeley, while keeping your commute under an hour.
Common questions from Pleasant Hill 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 Pleasant Hill 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 Pleasant Hill: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pleasant Hill buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pleasant Hill 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 Pleasant Hill 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 Pleasant Hill families purchase with minimal upfront cash.
2026 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Pleasant Hill properties fall within conforming limits, maximizing your financing options.
For Pleasant Hill'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 Pleasant Hill. 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 Pleasant Hill. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in Pleasant Hill. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pleasant Hill 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 Pleasant Hill: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pleasant Hill buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pleasant Hill. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pleasant Hill 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 Pleasant Hill 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 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Pleasant Hill properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pleasant Hill 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 Pleasant Hill 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 Pleasant Hill families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pleasant Hill. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in Pleasant Hill. 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 Pleasant Hill'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 2026 FHA loan limit for Pleasant Hill (Contra Costa County) is $1.25M for a single-family home. This is a moderate-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
With Pleasant Hill's median home price at $980K, many properties are near or above the $1.25M conforming limit. Higher-priced homes will require jumbo financing.
The 2026 Contra Costa County loan limits are: FHA: $1.25M, VA: $1.25M, Conventional: $1.25M. Any loan amount above $1.25M is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Pleasant Hill with $0 down payment. The 2026 VA loan limit for Contra Costa County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 3-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Pleasant Hill's median price of $980K, typical down payments range from 5-10%.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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