Mortgage broker serving Porterville, 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 Porterville buyers, we match your unique situation to the right program.
Porterville provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Porterville 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 Porterville home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Porterville starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Porterville 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 Porterville 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 Porterville 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Porterville buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Porterville purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Porterville. State programs reduce out-of-pocket costs significantly.
Veterans buy Porterville homes with $0 down. Full VA benefits cover all properties here.
Many Porterville properties qualify for USDA zero-down loans. Rural designation required.
All Porterville properties qualify for conforming loans. 3% down minimum for first-time buyers.
Porterville local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Porterville homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Porterville. Investors can purchase in entity names.
FHA streamline dominates Porterville refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Porterville veterans. No paperwork hassles, quick closing.
Many Porterville homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Porterville refinance qualifies for conforming rates. Best terms for rate reduction.
Porterville owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Porterville. Predictable payments for major expenses.
DSCR financing for Porterville investors. Buy rentals based on property income potential.
Fix-and-flip financing for Porterville investors. Buy distressed properties, renovate, sell.
Commercial hard money in Porterville. Quick funding when timing is critical.
Multifamily loans available for Porterville apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Porterville buyers with qualifying income.
CalHFA is a strong option for Porterville. State programs reduce out-of-pocket costs significantly.
Porterville local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Porterville down payment help. Free money for qualified buyers.
Many Porterville properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Porterville benefit from gift of equity. No cash down payment needed.
Porterville first-time buyers often use co-borrowers. Family help for 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
Porterville sits in the Central Valley's Tulare County, right at the foothills of the Sierras about 60 miles north of Bakersfield. Population is 62,491, median household income $55,785. The homeownership rate here is 55%, which tells you something important: this is a working-class community where renting is still common, but buying is absolutely doable. At $345K median home price, you're looking at one of the most affordable markets in California where a household pulling in $55-60K can still qualify for a mortgage without needing a miracle.
If you've got kids or you're planning to, the school situation here is worth understanding because it affects both your daily life and your resale value down the road. Porterville Unified runs three high schools - Porterville High, Monache High, and Granite Hills High - which means the district has capacity and options depending on where you buy. Porterville College gives you a local community college option that keeps higher education costs down if you're thinking long-term family budget. The schools aren't pulling top ratings statewide, but they're stable and the district employs a lot of locals, which creates economic stability that matters when you're committing to a 30-year mortgage. Families who buy here tend to be focused on affordability first, and that $345K price point means your mortgage payment won't eat your whole paycheck.
Downtown Porterville runs around $345K and gives you the historic city center with Main Street commercial district and older residential stock, mostly built in the mid-century with mature trees and walkable blocks. You'll see a mix of FHA and conventional loans here since the properties vary from fixer-uppers to well-maintained family homes. East Porterville is the unincorporated area just outside city limits, also hitting that $345K median, known for more rural residential development with bigger lots and well water in some areas. The rural character means you might need a conventional loan with a bigger down payment depending on the property type, and you'll want to budget for septic and well inspections if you're buying out there. Real talk, the price consistency across neighborhoods means you're choosing lifestyle over investment strategy. Both areas work for first-time buyers, and FHA loans are common throughout Porterville because that 3.5% down payment is what gets most people into the market here.
Here's the thing about Porterville: you're not commuting to the Bay Area or LA for work. Fresno is 76 minutes north if you need a bigger job market, Bakersfield is 59 minutes south. Stockton is nearly three hours away, so forget that unless it's occasional. Most people who buy here work locally or regionally in the Central Valley, and that's actually why housing stays affordable. You've got local transit for getting around town, but this is car country. The lack of major highway access keeps prices down compared to Valley cities closer to I-5 or 99, and that's the trade you're making: isolation for affordability.
The employment picture here is heavily public sector, which matters for mortgage stability. Porterville Unified School District is the biggest employer, followed by Sierra View Medical Center, Porterville Developmental Center, City of Porterville, and [Tulare](/mortgage-loans-and-refinance-in-tulare-ca) County government offices. That public sector backbone means steady paychecks and predictable employment, even if the wages aren't Silicon Valley numbers. Healthcare and education jobs don't disappear overnight, which is why lenders look favorably on borrowers working in these sectors. The $55,785 median income reflects that public sector wage scale, and the good news is housing prices haven't run away from those earnings like they have in coastal California. If you're a teacher, nurse, or county employee making $50-65K, you can actually qualify for a mortgage here without a co-signer or family money.
Common questions from Porterville 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 Porterville 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 Porterville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Porterville buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Porterville 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 Porterville 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 Porterville families purchase with minimal upfront cash.
2026 Tulare County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Porterville properties fall within conforming limits, maximizing your financing options.
For Porterville'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 Porterville. 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 Porterville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tulare County, and structure your purchase to minimize upfront costs.
You still have options in Porterville. 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 Tulare County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Porterville 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 Porterville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Porterville buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Porterville. 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 Tulare County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Porterville 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 Porterville 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 Tulare County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Porterville properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Porterville 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 Porterville 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 Porterville families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Porterville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tulare County, and structure your purchase to minimize upfront costs.
You still have options in Porterville. 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 Porterville'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 Porterville is $541,000 for 2026. This is well above the median home price of $345,000, meaning FHA loans will work for virtually all homes in the area. FHA is the most popular loan type here since it only requires 3.5% down and accepts credit scores as low as 580.
You won't need a jumbo loan in Porterville. With conforming loan limits at $833,000 and most homes priced between $300K and $450K, standard FHA, conventional, and VA loans will cover your purchase. Jumbo loans are rare here and only necessary for luxury properties well above typical market prices.
For 2026 in Tulare County, the conforming loan limit is $833,000, the FHA limit is $541,000, and the VA limit is $833,000. These limits are more than sufficient for Porterville's median home price of $345,000, giving buyers plenty of financing options.
Yes, VA loans are available in Porterville with a loan limit of $833,000, which covers all typical homes here. If you're a qualified veteran or active military, VA loans offer 0% down with no PMI, making them one of the best options for homebuyers in this market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. CalHFA programs are extremely popular here, offering down payment and closing cost assistance for first. time buyers. Tulare County also offers local DPA programs, and some areas may qualify for USDA loans with zero down.
You can buy a Porterville home with as little as 3.5% down using an FHA loan, which means around $12,000 to $16,000 on a typical home. VA loans and USDA loans offer 0% down for qualified buyers, and down payment assistance programs can cover most or all of your upfront costs.
You can qualify for an FHA loan in Porterville with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require a 620 minimum, while VA loans are more flexible. Many first. time buyers here successfully purchase with scores in the 600s using FHA financing.
Choose a lender experienced with Porterville's market who understands FHA loans and down payment assistance programs that are critical here. Look for someone who can explain CalHFA and local DPA options, offers competitive rates, and provides clear communication throughout the process. Local expertise matters since first. time buyers dominate this market and need extra guidance.
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