Mortgage broker serving San Gabriel, 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 Gabriel buyers, we match your unique situation to the right program.
San Gabriel buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Gabriel 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 Gabriel home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Gabriel starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Gabriel 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 Gabriel 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 Gabriel 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 San Gabriel home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most San Gabriel homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in San Gabriel with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for San Gabriel first-timers. 3.5% down, 580 credit minimum.
Higher-end San Gabriel properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for San Gabriel's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for San Gabriel buyers.
Bridge loans help San Gabriel buyers compete. Make non-contingent offers while selling current home.
San Gabriel investment properties in LLC. Entity financing available for investors.
Most San Gabriel mortgages qualify for conforming refinance. Lower your rate under the limit.
San Gabriel homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in San Gabriel refinance with VA IRRRL. No appraisal, no income verification.
San Gabriel HELOC options for home equity access. Credit line with variable rate draw period.
San Gabriel FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for San Gabriel. Fixed payments unlike variable HELOC.
San Gabriel rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in San Gabriel use fix-and-flip financing. Purchase plus rehab in one loan.
San Gabriel apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in San Gabriel. 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 San Gabriel buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for San Gabriel buyers.
Local San Gabriel DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
San Gabriel buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for San Gabriel family purchases. Parents selling to children at discount.
San Gabriel 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
San Gabriel sits in the San Gabriel Valley about 10 miles east of downtown LA. Population is 39,211, median household income $84,056. The homeownership rate here is 49.7%, below the California average, and there's a reason for that. At $1.04M median home price, you're looking at serious money even by Southern California standards. This is a city where established families and move-up buyers dominate, not first-timers. You'll need strong income or significant down payment to make the numbers work here.
If you're buying in San Gabriel, the school quality is part of what you're paying for. San Gabriel High and Gabrielino High both serve the area, with Jefferson Middle feeding into them. Coolidge Elementary and Del Mar Elementary anchor the elementary level. The district has a solid reputation, which is why families stretch their budgets to get here. That school quality directly affects resale value. When you're paying over a million, you want to know the fundamentals that protect your investment are there. The relatively low homeownership rate tells you this is also a rental market, so some buyers here are investors looking at the school district as a tenant draw.
Where you buy in San Gabriel doesn't vary wildly in price because the whole city runs tight. Mission District centers around Mission San Gabriel Arcángel, the historic founding site with older architecture and established properties running around $1M. You're buying history and walkability here, and conventional loans with 20% down are standard since most buyers have equity from a previous sale. North San Gabriel is the residential core, also around $1M, primarily single-family homes on smaller lots typical of older San Gabriel Valley cities. The pricing is consistent enough that your choice comes down to whether you want the historic character near the Mission or the purely residential feel up north. Either way, you're looking at jumbo territory if you're financing more than $766,550, which most buyers here are.
The commute situation is what makes San Gabriel's price tag make sense for a lot of buyers. You're 19 minutes to downtown LA on a normal day, 38 minutes to Santa Monica, 35 minutes to Long Beach, 54 minutes to Irvine. That proximity to job centers across the basin is rare. You don't have major highways cutting through the city itself, but you're close enough to the 10, 60, and 710 that you can reach them fast. Local transit connects you to the broader Metro system. If you work in downtown LA or Pasadena, this location saves you hours every week compared to the Inland Empire or high desert. That time savings is worth real money when you're deciding how much house payment you can stomach.
San Gabriel Unified School District is the largest employer, followed by the City of San Gabriel and San Gabriel Valley Medical Center. Retail businesses in San Gabriel Square add to the local job base. But here's the thing: most people buying million-dollar homes here don't work locally. They work in downtown LA, Pasadena, or other regional employment centers and choose San Gabriel for the location and schools. The local economy is stable but modest. The real economic story is that this city attracts dual-income professional households who can handle the mortgage on $84K median income because many individual buyers earn well above that median. You're competing with people who have serious financial backing.
Common questions from San Gabriel 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 Gabriel 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 Gabriel: 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 Gabriel buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Gabriel 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 Gabriel 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 Gabriel 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 San Gabriel properties fall within conforming limits, maximizing your financing options.
For San Gabriel'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 Gabriel. 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 Gabriel. 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 San Gabriel. 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 San Gabriel 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 Gabriel: 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 Gabriel buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Gabriel. 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 San Gabriel 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 Gabriel 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 San Gabriel properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Gabriel 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 Gabriel 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 Gabriel families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Gabriel. 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 San Gabriel. 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 Gabriel'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 Gabriel is $1,250,000 for 2025, which covers most homes in this market. With median home prices around $1M, FHA loans are a solid option if you're looking to put down as little as 3.5%. This makes homeownership more accessible in San Gabriel's upper. middle market without needing a jumbo loan.
Most buyers in San Gabriel won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $1M. However, if you're purchasing a home above $1.25M, you'll need jumbo financing. Many established professionals in the area are first. time jumbo borrowers, so lenders here are experienced in guiding you through that process.
For 2025, the conforming loan limit in Los Angeles County is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits are expected to remain similar or adjust slightly for 2026 based on home price trends. San Gabriel buyers benefit from these higher limits, as most properties fall comfortably within conforming loan ranges.
Yes, VA loans are available in San Gabriel with a loan limit of $1,250,000, covering most homes in the area. Eligible veterans and service members can purchase with $0 down and no PMI, which is a significant advantage in this $900K to $1.25M market. VA loans are an excellent option if you qualify and want to maximize your buying power.
Our No Money Down program offers $0 down payment for qualified buyers, making it easier to purchase in San Gabriel's competitive market. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers with income limits that often fit the area's $84K median income. Los Angeles County also offers local DPA programs that can help bridge the gap to homeownership.
For a conventional loan on San Gabriel's $1M median home, you'll typically need 5% to 20% down, which is $50K to $200K. FHA loans require just 3.5% down (about $35K), while VA loans offer $0 down for eligible veterans. If you're a first. time jumbo borrower, many lenders offer options with as little as 10% down on higher. priced properties.
Most conventional loans in San Gabriel require a credit score of at least 620, though 680+ will get you better rates in this upper. middle market. FHA loans can work with scores as low as 580 for 3.5% down, or 500 with 10% down. Given the $900K to $1.25M price range, aiming for a 700+ score will give you the most financing options and competitive terms.
Look for a lender experienced with San Gabriel's upper. middle market and familiar with both conforming and jumbo loans, since many buyers here are first. time jumbo borrowers. Compare rates, but also consider responsiveness and expertise with local programs like CalHFA that fit the area's $84K median income. A lender who understands Los Angeles County's competitive market can help you close quickly and confidently.
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