Mortgage broker serving Reedley, 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 Reedley buyers, we match your unique situation to the right program.
First-time buyers in Reedley need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Reedley 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 Reedley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Reedley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Reedley 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 Reedley 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 Reedley 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Reedley purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Reedley. State programs reduce out-of-pocket costs significantly.
Veterans buy Reedley homes with $0 down. Full VA benefits cover all properties here.
Many Reedley properties qualify for USDA zero-down loans. Rural designation required.
All Reedley properties qualify for conforming loans. 3% down minimum for first-time buyers.
Reedley local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Reedley homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Reedley. Investors can purchase in entity names.
FHA streamline dominates Reedley refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Reedley veterans. No paperwork hassles, quick closing.
Many Reedley homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Reedley refinance qualifies for conforming rates. Best terms for rate reduction.
Reedley owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Reedley. Predictable payments for major expenses.
DSCR financing for Reedley investors. Buy rentals based on property income potential.
Fix-and-flip financing for Reedley investors. Buy distressed properties, renovate, sell.
Commercial hard money in Reedley. Quick funding when timing is critical.
Multifamily loans available for Reedley 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 Reedley buyers with qualifying income.
CalHFA is a strong option for Reedley. State programs reduce out-of-pocket costs significantly.
Reedley local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Reedley down payment help. Free money for qualified buyers.
Many Reedley properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Reedley benefit from gift of equity. No cash down payment needed.
Reedley 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
Reedley sits in the heart of Fresno County's agricultural belt, about 25 miles southeast of Fresno. Population is 25,248, median household income $61,629. The homeownership rate here is 54.8%, right in the middle for Central Valley communities. At $448K median home price, you're looking at a market that's climbed significantly but still runs about $150K less than coastal California. For a household pulling in $60-70K, you'll need to stretch or consider FHA options with lower down payments to make the numbers work.
If you're buying with kids in mind, the school district is a major factor in your resale value down the road. Kings Canyon Unified serves most of the area, with Reedley High School as the main comprehensive campus. Reedley Middle College High School partners with Reedley College for students wanting early college credits, which is a solid option if you've got academically motivated kids. The schools reflect the community's agricultural roots and working-class character. You won't see the test scores of Clovis or North Fresno, but the district is stable and families who buy here tend to stay put, which matters when you're thinking about who your neighbors will be five years from now.
Where you buy in Reedley doesn't vary wildly in price since it's a smaller market, but the character changes. Downtown Reedley centers around the historic Opera House area with older homes and commercial buildings, running right around that $448K median. You'll find a mix of renovated properties and fixer-uppers, and FHA 203k loans work well here if you're willing to put in some sweat equity. East Reedley stretches toward the Kings River and blends into rural agricultural land, also hitting that $448K mark but with larger lots and more space. Conventional loans are standard in both areas, but if you're a first-time buyer without a big down payment, FHA is your friend. The market here isn't segmented into luxury versus entry-level the way bigger cities are. It's pretty much all middle-market family homes.
The commute to Fresno runs about 33 minutes, which is totally manageable if you work in the city but want more space and a smaller-town feel. Bakersfield is 96 minutes south, Stockton 145 minutes north, so this isn't a place you'd buy if you're commuting daily to those cities. Local transit exists but it's limited, so you'll need reliable transportation. Here's the thing: Reedley works best for people who either work locally or don't mind that half-hour drive to Fresno. The trade-off is you're getting a real community with a downtown and history, not just a bedroom suburb. That commute time is part of why prices stay under $450K while Clovis and North Fresno push $600K and up.
Kings Canyon Unified School District is the largest employer, which gives the area that public sector stability lenders like to see on your application. Sun-Maid Growers of California has its headquarters right here, and that's not just symbolic. The agricultural industry drives this town through packing houses and related businesses. Reedley College provides education jobs, and Adventist Health covers the healthcare sector. Real talk: this is an ag town, and a lot of the economy ties back to farming, packing, and distribution. If you work in agriculture or education, you're in the right place. If you need tech or corporate jobs, you're commuting to Fresno. The job mix is stable but seasonal in some sectors, which is something to consider when a lender looks at your income consistency.
Common questions from Reedley 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 Reedley 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 Reedley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Reedley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Reedley 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 Reedley 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 Reedley families purchase with minimal upfront cash.
2026 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Reedley properties fall within conforming limits, maximizing your financing options.
For Reedley'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 Reedley. 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 Reedley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Reedley. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Reedley 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 Reedley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Reedley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Reedley. 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 Fresno County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Reedley 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 Reedley 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 Fresno County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Reedley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Reedley 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 Reedley 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 Reedley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Reedley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Fresno County, and structure your purchase to minimize upfront costs.
You still have options in Reedley. 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 Reedley'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 Reedley is $541,000 for 2026, which covers nearly all homes in this market. With Reedley's median home price at $448K, FHA loans work perfectly for most buyers here. You'll only need 3.5% down and can qualify with a credit score as low as 580.
You won't need a jumbo loan in Reedley for the vast majority of homes. With conforming and VA loan limits at $833,000 and FHA at $541,000, these conventional programs cover homes well above Reedley's typical $300K. $450K price range. Jumbo loans only come into play for rare luxury properties exceeding these limits.
For 2026, Fresno County loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits easily accommodate Reedley's median home price of $448K and give buyers plenty of financing options.
Yes, VA loans are available in Reedley with a generous $833,000 loan limit for eligible veterans and active military. VA loans offer 0% down payment and no mortgage insurance, making them an excellent option that often beats FHA for those who qualify. The limit covers all typical homes in Reedley's market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Reedley. CalHFA programs provide down payment and closing cost assistance with competitive rates, and Fresno County offers additional DPA programs specifically designed for first. time buyers. Some areas of Reedley may also qualify for USDA loans with zero down.
You can buy a Reedley home with as little as 0% down through VA, USDA, or our No Money Down program. FHA loans require just 3.5% down (about $15,680 on a $448K home), and conventional loans typically need 3. 5% for first. time buyers. Down payment assistance programs can cover most or all of these costs if you qualify.
You can qualify for an FHA loan in Reedley with a credit score as low as 580, which is perfect for first. time buyers still building credit. Conventional loans typically require 620 or higher, while VA loans are often approved with scores around 580. 620. Many Reedley buyers in the $300K. $450K range successfully use FHA with mid. 600s scores.
Choose a lender experienced with Reedley's entry. level market who understands FHA and down payment assistance programs that first. time buyers need here. Look for someone who can explain CalHFA, county DPA programs, and creative financing options for buyers with limited savings. Local expertise matters since Reedley's median income of $61,629 means maximizing assistance programs is often the key to homeownership.
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