Mortgage broker serving Red Bluff, 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 Red Bluff buyers, we match your unique situation to the right program.
Red Bluff provides affordable options for buyers who leverage the right loan programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Red Bluff 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 Red Bluff home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Red Bluff starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Red Bluff 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 Red Bluff 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 Red Bluff 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 Red Bluff buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Red Bluff. Zero down payment for rural properties. Income limits apply.
Most Red Bluff buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Red Bluff. Stack programs for maximum assistance.
VA loans are perfect for Red Bluff. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Red Bluff. Combine city, county, and state programs.
Every Red Bluff home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Red Bluff owners transition between homes. Short-term gap financing.
Red Bluff investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Red Bluff. Lower your rate with minimal paperwork.
Most Red Bluff refinances use FHA streamline. No appraisal, no income docs, fast closing.
Red Bluff veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Red Bluff properties. Straightforward rate-and-term refi.
Cash-out refinance available for Red Bluff homeowners. Convert equity to cash for any need.
Home equity loans available in Red Bluff. Fixed rate second mortgage against equity.
Investment properties in Red Bluff use DSCR loans. Rental income drives qualification.
Rehab loans available in Red Bluff. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Red Bluff deals. Fast closing for investment properties.
Red Bluff apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Red Bluff buyers with qualifying income.
USDA loans are ideal for Red Bluff. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Red Bluff. Stack programs for maximum assistance.
Maximum local DPA available in Red Bluff. Combine city, county, and state programs.
Maximum grant assistance for Red Bluff. Elite and local programs reduce buyer costs.
Gift of equity works for Red Bluff family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Red Bluff buyers. Family member can help you qualify.
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
Red Bluff sits in the North State about 130 miles north of [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca), right where I-5 cuts through [Tehama](/mortgage-loans-and-refinance-in-tehama-ca) County. Population is 14,576, median household income $47,367. The homeownership rate here is 42.7%, below the California average, but here's the thing - at $283,500 median home price, this is one of the last truly affordable spots in the state where you can still buy a single-family home without stretching your budget to the breaking point. If you're making $45-55K, you can actually qualify for a mortgage here with decent terms.
If you've got kids, the school ratings matter for both your daily life and what happens when you sell. Red Bluff High pulls a 6 rating, Red Bluff Union Elementary and Salisbury Elementary both score 7s, and Vista Preparatory Academy hits an 8. These are solid scores for a small North State town, and the district stability means you're not gambling on your property value. The lower homeownership rate at 42.7% tells you something important - there's rental stock here, which means if you buy now, you're building equity while your neighbors are paying someone else's mortgage. That's a real advantage in a market where prices haven't been pushed into the stratosphere yet.
Where you buy in Red Bluff directly affects what loan products work and what your monthly payment looks like. Downtown Red Bluff runs $250K-$320K with Victorian-era homes that have character but might need updating - FHA 203(k) renovation loans work great here if you want to buy below market and add value. South Red Bluff goes $270K-$350K with ranch-style homes on bigger lots, perfect for conventional loans with standard down payments. [Riverside](/mortgage-loans-and-refinance-in-riverside-ca) hits $280K-$400K for properties near the Sacramento River, and at the higher end you might need a larger down payment or stronger credit to qualify. West Red Bluff sits at $260K-$330K with family-friendly streets and solid school access - this is where first-time buyers with FHA loans often land because the price point works with 3.5% down.
Red Bluff sits on I-5, which is the main north-south artery through California. You're about 130 miles from Sacramento, roughly 2.5 hours on a normal day, and San Francisco is closer to 3 hours. Real talk - you're not commuting to the Bay Area from here. This is a local economy town, which is exactly why housing stays affordable. If you work remotely or have a job in town, you get California living without California mortgage payments that eat half your income. The trade-off is distance from major metros, but that distance is what keeps your debt-to-income ratio manageable when you apply for financing.
St. Elizabeth Community Hospital is the biggest employer, followed by the two school districts and Tehama County Government itself. Walmart's distribution center and Sierra Pacific Industries add private sector jobs to the mix. The employment base here is pretty stable - healthcare, education, government, and timber-related industries have been around for decades. Most buyers work locally, which means your housing cost relative to local wages actually makes sense. When lenders look at your application, they want to see that your mortgage payment is 28% or less of your gross income. At $283K median price, a household making $47K can actually hit those ratios with an FHA loan, which is rare in California these days.
Common questions from Red Bluff 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 Red Bluff 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 Red Bluff: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Red Bluff buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Red Bluff 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 Red Bluff 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 Red Bluff families purchase with minimal upfront cash.
2026 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Red Bluff properties fall within conforming limits, maximizing your financing options.
For Red Bluff'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 Red Bluff. 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 Red Bluff. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Red Bluff. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Red Bluff 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 Red Bluff: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Red Bluff buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Red Bluff. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Red Bluff 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 Red Bluff 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 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Red Bluff properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Red Bluff 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 Red Bluff 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 Red Bluff families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Red Bluff. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Red Bluff. 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 Red Bluff'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 Red Bluff is $541,000 for 2025, which is well above the $284,000 median home price in the area. This means virtually all homes in Red Bluff qualify for FHA financing with just 3.5% down. FHA loans are popular here because they accept credit scores as low as 580 and work well with down payment assistance programs.
You won't need a jumbo loan in Red Bluff since the conforming loan limit is $833,000 and the median home price is just $284,000. Even higher. priced properties in the area typically fall well below the conforming limit. Standard conventional, FHA, VA, and USDA loans will cover nearly every home purchase in Tehama County.
For 2025, Tehama County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are more than adequate for Red Bluff's affordable market where most homes sell under $300,000. Final 2026 limits will be announced in late 2025, but any changes are unlikely to affect local buyers given the area's pricing.
Yes, VA loans are available in Red Bluff with a loan limit of $833,000 and offer $0 down payment for eligible veterans and service members. With the median home price at $284,000, you'll have plenty of purchasing power without needing a down payment. VA loans don't require mortgage insurance, which can save you significantly compared to FHA or conventional loans.
Our No Money Down program offers $0 down payment for qualified buyers in Red Bluff. USDA loans are excellent for rural Tehama County properties and require no down payment if you meet income limits (typically under $110,450 for a family of four). CalHFA programs provide down payment and closing cost assistance that can be combined with FHA or conventional loans, and Tehama County may offer additional local assistance for first. time buyers.
You can buy a Red Bluff home with $0 down using USDA or VA loans, which are ideal for the area's rural setting and affordable prices. FHA loans require just 3.5% down (about $9,940 on a $284,000 home), and conventional loans need 3% to 5% down. With down payment assistance programs widely available in Tehama County, many first. time buyers purchase with little to no money out of pocket.
You can qualify for an FHA loan in Red Bluff with a credit score as low as 580, or sometimes even 500 with 10% down. USDA loans typically require a 640 minimum score, while conventional loans prefer 620 or higher. Given Red Bluff's affordable market and median income of $47,367, lenders here regularly work with first. time buyers to find programs that fit their credit profile.
Choose a lender experienced with Red Bluff's rural market who can navigate USDA loans, down payment assistance, and programs for budget. conscious buyers. Look for someone who understands Tehama County's unique characteristics and can close loans efficiently in this price range. The right lender will compare FHA, USDA, VA, and conventional options to find the lowest monthly payment for your situation, especially important when the median income is $47,367.
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