Mortgage broker serving Pleasanton, 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 Pleasanton buyers, we match your unique situation to the right program.
Pleasanton's luxury market requires specialized jumbo financing expertise for properties well above the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Pleasanton 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 Pleasanton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Pleasanton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Pleasanton 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 Pleasanton 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 Pleasanton 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 Pleasanton home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Pleasanton prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Pleasanton.
Self-employed? Pleasanton bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Pleasanton properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Pleasanton buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Pleasanton buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Pleasanton moves. Purchase before your current home sells.
Entity financing for Pleasanton investors. Purchase in LLC for asset protection.
Pleasanton loans under $1.25M get conforming refinance rates. Best rates available.
Access Pleasanton home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Pleasanton homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Pleasanton veterans. Lower your rate without appraisal or income docs.
Pleasanton home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Pleasanton homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Pleasanton can use DSCR financing. Rental income qualifies the loan.
Pleasanton rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Pleasanton apartment buildings. Commercial rates for larger properties.
Hard money financing for Pleasanton commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Pleasanton buyers with qualifying income.
CalHFA programs can help Pleasanton first-time buyers. Check income limits for eligibility.
Pleasanton family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Pleasanton. Family member income helps qualification.
Check Pleasanton city programs for additional DPA. May stack with CalHFA for more help.
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
Pleasanton sits in the Tri-Valley, about 35 miles east of San Francisco in Alameda County. Population is 77,500, median household income $186,206. The homeownership rate here is 72.8%, which tells you people who move here tend to stay and buy. At $1.5M median home price, this is one of the priciest markets in the East Bay, but there's a reason for that. You're paying for top-tier schools, tech job access, and a suburban feel that still gets you to SF, Oakland, or San Jose in under 45 minutes.
Here's the thing about Pleasanton schools. They're consistently ranked among the best in California, and that directly affects property values and resale potential. Amador Valley High and Foothill High both pull 9 ratings, Hearst Elementary comes in at an 8. When you're looking at a $1.5M mortgage, you want to know your investment holds value, and school quality is the biggest driver of that in the Bay Area. Families compete hard for homes in these attendance zones, which means if you buy here, you'll have strong buyer demand when it's time to sell. The district stability also means you're not gambling on future boundary changes that could tank your property value.
Where you buy in Pleasanton determines whether you're looking at a conventional jumbo or something bigger. Downtown Pleasanton runs $900K-$1.4M, walkable to Main Street shops and restaurants, attracts younger professionals and empty nesters who want that urban-suburban mix. Most buyers here use jumbo loans since anything over $726,200 requires one in a single-family home. Ruby Hill is the luxury tier at $2M-$4M+, gated golf course community with custom builds, you're definitely in jumbo territory and often need significant assets beyond income to qualify. South Pleasanton offers $1M-$1.6M in established family neighborhoods with mature trees and the school access families pay premium for. Val Vista runs $950K-$1.5M, well-maintained neighborhoods near parks and shopping, popular with tech workers who want move-in ready. Your down payment matters more here than in cheaper markets. Most lenders want 20% down on jumbos to avoid PMI, so you're looking at $200K-$300K cash for most properties.
The commute situation is what makes Pleasanton work for high earners. You're 48 minutes to San Francisco, 34 to Oakland, 34 to San Jose, 40 to Palo Alto via I-580 and I-680. BART's Dublin/Pleasanton station puts you on the train to SF without the daily drive, and the ACE Train connects to Silicon Valley. If you're pulling down $200K+ working in tech, you can actually afford the mortgage here and still have a reasonable commute. That's why the median household income is so high. People aren't buying here on teacher salaries, they're buying on dual tech incomes or senior engineer compensation packages.
Pleasanton's job base is what supports these home prices. Workday's headquarters is here, Roche Molecular Systems brings biotech jobs, Kaiser Permanente offers healthcare stability, and Safeway's corporate presence adds retail sector employment. The local economy can support high mortgages because the jobs pay well enough to qualify. When underwriters look at your debt-to-income ratio on a $1.5M purchase, they want to see stable, high-paying employment. The concentration of tech and biotech here means many buyers have equity compensation, RSUs, and bonuses that help with down payments and qualifying income. Look, if you're trying to buy here on $100K household income, the math won't work. But if you're at $250K+ combined with solid job stability, lenders will write the loan.
Common questions from Pleasanton 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 Pleasanton 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 Pleasanton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pleasanton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Pleasanton 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 Pleasanton 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 Pleasanton families purchase with minimal upfront cash.
2026 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Pleasanton properties fall within conforming limits, maximizing your financing options.
For Pleasanton'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 Pleasanton. 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 Pleasanton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Pleasanton. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pleasanton 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 Pleasanton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Pleasanton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Pleasanton. 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 Alameda County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Pleasanton 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 Pleasanton 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 Alameda County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Pleasanton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Pleasanton 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 Pleasanton 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 Pleasanton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Pleasanton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Alameda County, and structure your purchase to minimize upfront costs.
You still have options in Pleasanton. 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 Pleasanton'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 Pleasanton (Alameda County) is $1.25M for a single-family home. This is a high-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
It depends on the property. Pleasanton's median home price is $1.51M, while the conforming loan limit is $1.25M. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
The 2026 Alameda 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 Pleasanton with $0 down payment. The 2026 VA loan limit for Alameda 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: 5-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Pleasanton's median price of $1.51M, most buyers put down 15-20%.
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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