Mortgage broker serving San Carlos, 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 San Carlos buyers, we match your unique situation to the right program.
San Carlos buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Carlos 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 San Carlos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Carlos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Carlos 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 San Carlos 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 San Carlos homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 San Carlos home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With San Carlos's $2.1M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in San Carlos qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy San Carlos buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some San Carlos condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
San Carlos veterans get zero down with no loan limit. Best benefit for luxury purchases.
San Carlos buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for San Carlos investment properties. Buy in entity name for liability protection.
Pull equity from your San Carlos home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for San Carlos properties under the limit. Most will need jumbo refinancing.
San Carlos owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in San Carlos. Lump sum with predictable payments.
San Carlos veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for San Carlos properties. Access equity right after closing.
DSCR loans for San Carlos investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for San Carlos investors. Finance purchase plus renovation costs.
San Carlos apartment investors use multifamily loans. Commercial financing for 5+ units.
San Carlos commercial investors use hard money. Quick closing for time-sensitive deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for San Carlos buyers with qualifying income.
CalHFA down payment help available for San Carlos first-time buyers. Income limits may restrict use.
Gift of equity for San Carlos family sales. Equity counts as down payment in related transactions.
San Carlos buyers can add parent as co-borrower. Combined income qualifies for higher amount.
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
San Carlos sits right in the middle of the Peninsula, about 25 miles south of San Francisco in San Mateo County. Population is 30,490, median household income $219,413. The homeownership rate here is 69.4%, and at $2.1M median home price, this is serious money territory. You're looking at one of the Peninsula's most established family communities where tech money meets old-school suburban appeal, and buyers need to come prepared with jumbo financing and substantial down payments.
Here's the thing about San Carlos: families pay the premium specifically for the schools. Carlmont High is the big draw, consistently strong ratings, and it's where most San Carlos kids end up. Central Middle School feeds into Carlmont, and on the elementary side you've got Arundel, Brittan Acres, and White Oaks, all pulling solid numbers. When you're writing a $2.1M check, school quality isn't just about your kids' education. It's about protecting your investment. Families stay here through high school graduation, which keeps turnover low and values stable. The resale market in San Carlos is driven almost entirely by other families chasing these same school assignments, so you're buying into a self-reinforcing cycle of demand.
The neighborhoods here all cluster around that $2.1M mark, which tells you something important: San Carlos is pretty uniform in terms of what you'll pay. White Oaks centers on the elementary school of the same name, family-heavy, lots of young kids, mature trees, homes mostly from the 50s and 60s that have been updated. Howard Park offers similar vibes with the park as the community anchor, good for buyers who want walkable green space. Devonshire runs a bit quieter, established homes, tree-lined streets, slightly larger lots in some pockets. All three areas require jumbo loans since you're well over conventional limits, and most buyers here are putting down 20% to 30% to avoid PMI and get better rates. You'll see plenty of tech equity going into down payments, and sellers expect clean financing and quick closes.
The commute situation is what makes San Carlos worth the price for a lot of buyers. You're 35 minutes to San Francisco, 41 to Oakland, 36 to San Jose, and just 17 minutes to Palo Alto. That puts you in range of basically every major Bay Area employment hub without living in the city or down in the South Bay sprawl. Caltrain runs through town, which matters if you're commuting to SF or the Peninsula office parks. Real talk, if both spouses are pulling tech salaries and need flexibility between SF, Palo Alto, and South Bay offices, San Carlos is one of the few places where the geography actually works. You're paying for location as much as the house itself.
The local employment base is mostly public sector and small business. San Carlos School District and Sequoia Union High School District are the big employers, along with the City of San Carlos itself. Kelly-Moore Paints runs their headquarters here, which adds some private sector presence. But let's be honest about who's buying in San Carlos: most households have at least one person commuting to a tech job, finance role, or professional services gig outside city limits. The $219K median income tells you this isn't a work-locally kind of town. Buyers here typically have dual incomes, stock compensation, and the kind of financial profile that makes underwriters happy. If you're self-employed or have complex income, expect extra scrutiny on a jumbo loan this size.
Common questions from San Carlos 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 San Carlos 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 San Carlos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Carlos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Carlos 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 San Carlos 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 San Carlos families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Carlos properties fall within conforming limits, maximizing your financing options.
For San Carlos'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 San Carlos. 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 San Carlos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in San Carlos. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Carlos 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 San Carlos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Carlos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Carlos. 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 Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Carlos 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 San Carlos 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 Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Carlos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Carlos 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 San Carlos 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 San Carlos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Carlos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in San Carlos. 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 San Carlos'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 San Carlos is $1.25M for 2026. However, with the median home price at $2.1M, most properties here exceed FHA limits, making jumbo loans the standard financing option. FHA loans are rarely used in this luxury market.
Yes, you'll almost certainly need a jumbo loan in San Carlos. With homes typically priced between $2M and $3M and the conforming loan limit at $1.25M, jumbo financing is the norm here. Many properties may even require super. jumbo loans depending on your down payment.
For 2026, San Mateo County loan limits are $1.25M for conforming, FHA, and VA loans. Given San Carlos's median home price of $2.1M, these limits cover less than 60% of a typical purchase, which is why jumbo loans dominate this market.
Yes, VA loans are available in San Carlos with a limit of $1.25M, but they won't cover most homes here. With typical prices between $2M and $3M, you'd need a substantial down payment to bridge the gap. Most veteran buyers in this market use jumbo financing instead.
Our No Money Down program offers $0 down payment for qualified buyers. However, given San Carlos's luxury market with homes at $2M. $3M and median income of $219,413, traditional down payment assistance programs generally aren't applicable or necessary for buyers in this price range.
For jumbo loans on San Carlos homes, you'll typically need 10. 20% down, which means $200K. $420K on a $2.1M median. priced home. Larger down payments often secure better rates, and many affluent buyers here put down 20% or more. Some lenders may require 15. 20% minimum for properties above $2.5M.
For jumbo loans in San Carlos's luxury market, you'll typically need a credit score of at least 680. 700, though 720+ is preferred for the best rates. Given the $2M. $3M price range and complex finances common with tech compensation, lenders scrutinize overall financial strength beyond just credit scores.
Choose a lender experienced with jumbo loans and stock. based compensation, which is common among San Carlos's tech and executive buyers. Look for competitive jumbo rates, expertise handling complex income documentation, and a track record closing luxury transactions in the $2M. $3M range typical here.
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