Mortgage broker serving Poway, 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 Poway buyers, we match your unique situation to the right program.
Poway buyers face financing complexity with many properties exceeding the $1.1M 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 Poway 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 Poway home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Poway starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Poway 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 Poway 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 Poway 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 Poway home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Poway prices often exceed $1.1M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.1M get conforming financing. Split between conforming and jumbo in Poway.
Self-employed? Poway bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Poway properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Poway buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Poway buyers can use FHA with 3.5% down. Limit is $1.01M.
Bridge financing for Poway moves. Purchase before your current home sells.
Entity financing for Poway investors. Purchase in LLC for asset protection.
Poway loans under $1.1M get conforming refinance rates. Best rates available.
Access Poway home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Poway homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Poway veterans. Lower your rate without appraisal or income docs.
Poway home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Poway homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Poway can use DSCR financing. Rental income qualifies the loan.
Poway rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Poway apartment buildings. Commercial rates for larger properties.
Hard money financing for Poway 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 Poway buyers with qualifying income.
CalHFA programs can help Poway first-time buyers. Check income limits for eligibility.
Poway family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Poway. Family member income helps qualification.
Check Poway 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
Poway sits inland in North County San Diego, about 25 miles from downtown. Population is 48,737, median household income $135,605. The homeownership rate here is 75.4%, one of the highest in San Diego County, and that tells you something about the kind of buyers this city attracts. At $1.3M median home price, you're looking at a place where dual-income professional families put down roots. This isn't a starter home market. You'll need strong income documentation and a solid down payment, typically 20% conventional to avoid PMI at this price point.
Here's the thing about Poway. The schools are the main reason people stretch their budgets to buy here. Poway Unified consistently ranks as one of the top districts in California, and that reputation is baked into every home price. You've got four high schools to choose from depending on where you buy - Poway High, Rancho Bernardo High, Mt. Carmel High, and Westview High. All of them pull strong ratings. When you're paying $1.3M for a house, you're not just buying the property. You're buying into a school district that protects your resale value. Families who move here tend to stay through high school graduation, which means stable neighborhoods and predictable appreciation. That matters when you're making mortgage payments for 15 or 30 years.
Most neighborhoods in Poway cluster around that $1.3M median, which actually simplifies your financing options. Old Poway near the historic downtown runs about $1.3M, and you're paying for walkability to Old Poway Park and the weekend farmers market. Stonebridge Estates also hits $1.3M, but you get larger homes on bigger lots, more space for growing families. Silverset is another established single-family neighborhood at the same price point, solid resale history. The tight price range means conventional loans dominate here. You'll want to come in with 20% down if possible, which is $260K at the median. If you're putting down less, expect PMI to add another $200-300 to your monthly payment until you hit 20% equity.
The commute to downtown San Diego runs about 31 minutes, La Jolla is 36 minutes. That's reasonable for San Diego County, where traffic can eat your life. Poway doesn't have direct freeway access, which is actually part of why it feels more residential and family-focused. You're taking surface streets to connect to I-15 or SR-56. The lack of through traffic keeps the city quieter, but it also means you need to factor in that commute time if you work closer to the coast. Real talk, most buyers here either work in North County tech and biotech, or they've decided the school quality is worth the drive.
Poway Unified School District is the largest employer, which gives you an idea of the city's priorities. City of Poway and Pomerado Hospital add public sector and healthcare stability. General Atomics, the defense contractor, brings higher-paying professional jobs to the area. Beyond that, you've got retail and service businesses that support the residential base. The median household income of $135K reflects a lot of dual-income professional families. When you're underwriting a mortgage here, lenders want to see stable W-2 income and a debt-to-income ratio under 43%. At $1.3M with 20% down, you're financing about $1.04M, which means a monthly payment around $6,500 with taxes and insurance. You need roughly $200K household income to qualify comfortably.
Common questions from Poway 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 Poway 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 Poway: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Poway buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Poway 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 Poway 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 Poway families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Poway properties fall within conforming limits, maximizing your financing options.
For Poway'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 Poway. 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 Poway. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Poway. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Poway 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 Poway: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Poway buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Poway. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Poway 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 Poway 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 Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Poway properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Poway 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 Poway 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 Poway families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Poway. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Poway. 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 Poway'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 Poway is $1,010,000 for 2025. This covers some entry. level properties in Poway, but with a median home price of $1.3M, many homes here will exceed this limit. If you're looking at homes above $1.01M, you'll need to explore conventional or jumbo loan options instead.
You'll likely need a jumbo loan in Poway since most homes are priced between $1.25M and $2M, which exceeds the $1.1M conforming loan limit. If you're buying below $1.1M, you can use a high. balance conforming loan with more favorable terms. Many Poway buyers use jumbo loans, which typically require 10. 20% down and strong credit scores above 700.
For 2025, San Diego County loan limits are $1,010,000 for FHA, $1,100,000 for VA, and $1,100,000 for conforming loans. The 2026 limits haven't been announced yet but are typically released in November 2025. These limits usually adjust annually based on home price trends, so they may increase given San Diego's strong market.
Yes, you can get a VA loan in Poway with a limit of $1,100,000 and no down payment required for eligible veterans. However, since Poway's median home price is $1.3M, you may need to make a 25% down payment on the amount exceeding $1.1M. VA loans are a great option for military families, especially if you're targeting homes closer to the $1M range.
Our No Money Down program offers $0 down payment for qualified buyers, which can be particularly helpful in Poway's premium market. CalHFA offers down payment assistance programs with deferred. payment junior loans, and San Diego County has various programs for first. time buyers at lower price points. Given Poway's higher prices, most buyers here use conventional financing, but DPA may apply if you're purchasing one of the more affordable properties.
For Poway's typical $1.3M home, you'll generally need 10. 20% down, which means $130,000 to $260,000. Conventional loans require at least 10% down for jumbo amounts, while 20% down helps you avoid PMI and secure better rates. If you're a veteran or qualify for special programs, you may be able to put down less on properties under the conforming limits.
You'll typically need a credit score of at least 700 to buy in Poway, especially for jumbo loans that most properties require. While FHA loans accept scores as low as 580, Poway's premium pricing means most buyers need conventional or jumbo financing with stricter requirements. A score of 740+ will help you qualify for the best interest rates and terms on higher loan amounts.
Choose a lender experienced with Poway's premium market and jumbo loan financing, since most homes here exceed conforming limits. Look for competitive rates on loan amounts above $1M, responsive communication, and expertise navigating complex transactions common with dual. income professional buyers. Getting pre. approved with a knowledgeable local lender will strengthen your offer in Poway's competitive market.
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