Mortgage broker serving Rosemead, 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 Rosemead buyers, we match your unique situation to the right program.
The Rosemead market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Rosemead 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 Rosemead home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Rosemead starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Rosemead 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 Rosemead 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 Rosemead 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Rosemead homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Rosemead with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Rosemead first-timers. 3.5% down, 580 credit minimum.
Higher-end Rosemead properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Rosemead's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Rosemead buyers.
Bridge loans help Rosemead buyers compete. Make non-contingent offers while selling current home.
Rosemead investment properties in LLC. Entity financing available for investors.
Most Rosemead mortgages qualify for conforming refinance. Lower your rate under the limit.
Rosemead homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Rosemead refinance with VA IRRRL. No appraisal, no income verification.
Rosemead HELOC options for home equity access. Credit line with variable rate draw period.
Rosemead FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Rosemead. Fixed payments unlike variable HELOC.
Rosemead rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Rosemead use fix-and-flip financing. Purchase plus rehab in one loan.
Rosemead apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Rosemead. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Rosemead buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Rosemead buyers.
Local Rosemead DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Rosemead buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Rosemead family purchases. Parents selling to children at discount.
Rosemead buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Rosemead sits in the San Gabriel Valley about 10 miles east of downtown LA. Population is 51,043, median household income $70,073. The homeownership rate here is 49.3%, below the state average, which tells you something about the market. At $940K median home price, you're looking at a serious mortgage commitment, but you're also getting into a city with a 19-minute commute to LA and real job centers right here in town. For buyers earning $70-80K, you'll need creative financing or a significant down payment to make the numbers work.
The school situation here is mixed, which matters when you're thinking about long-term value. Garvey Elementary School District serves the area with neighborhood schools like Rosemead Elementary. Rosemead High School is your main public option for high school. Don Bosco Technical Institute is a private Catholic boys school that draws families willing to pay tuition for specialized education. The schools aren't pulling top ratings, but the district has been stable and the community is invested. When you're paying $940K for a home, you'll want to factor in whether you're comfortable with the public schools or if private school tuition changes your budget math.
Here's the thing about Rosemead. It's not a huge city, and the neighborhood distinctions are subtle. Central Rosemead runs around $940K and includes the civic core along Valley Boulevard and Rosemead Boulevard, mixing residential with commercial. South Rosemead also hits that $940K median, primarily residential streets with single-family homes from various decades. The pricing is fairly consistent across the city because lot sizes and home types don't vary dramatically. Most buyers here use conventional loans with 20% down if they can swing it, which means coming to the table with close to $190K. FHA loans work if you're a first-timer, but at this price point you're still looking at significant cash requirements and solid income documentation.
The commute situation is one of Rosemead's biggest selling points. You're 19 minutes to downtown LA, 36 minutes to Santa Monica, 34 minutes to Long Beach, 49 minutes to Irvine. That's real proximity to job centers across the basin without the price tags you'd pay in Pasadena or South Pasadena. Local transit is available, though most people drive. The lack of direct freeway access through the city keeps it quieter than neighboring communities, but you're close enough to the I-10 and I-605 that you're never far from major routes. If you work in downtown LA or anywhere in the San Gabriel Valley, that commute time translates directly into quality of life and makes the mortgage payment easier to justify.
Real talk, Rosemead punches above its weight for local employment. Edison International, the parent company of Southern California Edison, has its headquarters right here. That's a Fortune 500 company employing thousands with solid salaries and benefits. Panda Restaurant Group, the folks behind Panda Express, is based here too. Garvey School District and the City of Rosemead provide public sector stability. The job mix means you've got white-collar professionals, public employees, and service workers all buying in the same market. If you work for Edison or Panda, the commute is zero and that $940K price starts making more sense when you're not burning gas and time every day.
Common questions from Rosemead 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 Rosemead 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 Rosemead: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Rosemead buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Rosemead 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 Rosemead 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 Rosemead families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Rosemead properties fall within conforming limits, maximizing your financing options.
For Rosemead'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 Rosemead. 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 Rosemead. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Rosemead. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Rosemead 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 Rosemead: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Rosemead buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Rosemead. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Rosemead 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 Rosemead 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Rosemead properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Rosemead 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 Rosemead 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 Rosemead families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Rosemead. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Rosemead. 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 Rosemead'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 Rosemead is $1,250,000 for 2025, which covers most homes in this market. With a median home price around $940K, FHA loans are a solid option if you're looking to put down as little as 3.5%. This higher limit makes FHA financing accessible for many buyers in Los Angeles County's upper. middle market neighborhoods.
Most homes in Rosemead don't require a jumbo loan since the conforming limit is $1,250,000 and the median price is around $940K. You'll only need jumbo financing if you're purchasing a home above $1.25M, which represents the higher end of the local market. For the majority of Rosemead properties, you can take advantage of conventional conforming loan rates and terms.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Rosemead and surrounding areas, covering most single. family homes in the upper. middle market. The 2026 limits haven't been announced yet, but they're typically released in November or December of the prior year.
Yes, VA loans are available in Rosemead with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This limit covers the vast majority of homes in the area, including the median. priced properties around $940K. VA loans offer competitive rates and don't require private mortgage insurance, making them an excellent option if you qualify.
Our No Money Down program offers $0 down payment for qualified buyers in Rosemead's upper. middle market. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering 3.5% in deferred. payment junior loans. Los Angeles County may also have local assistance programs for first. time buyers or those meeting income requirements.
For a typical Rosemead home around $940K, you can put down as little as 3% ($28,200) with a conventional loan or 3.5% ($32,900) with FHA. VA loans and our No Money Down program require $0 down for qualified buyers. If you're looking to avoid PMI on a conventional loan, you'd need 20% down, which would be about $188,000 on the median. priced home.
Most conventional loans in Rosemead's price range require a minimum credit score of 620, though 680+ will get you better rates on homes around $940K. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. For the best rates and terms on upper. middle market properties, aim for a score of 740 or higher.
Look for a lender experienced with Rosemead's upper. middle market who can handle both conforming and jumbo loans if needed. Compare rates, fees, and loan programs, but also consider responsiveness and local market knowledge, especially if you're a first. time jumbo borrower. A lender familiar with Los Angeles County programs and the $900K to $1.25M price range will help you navigate your options more effectively.
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