Mortgage broker serving San Joaquin, 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 Joaquin buyers, we match your unique situation to the right program.
First-time buyers in San Joaquin 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 San Joaquin 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 Joaquin home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Joaquin starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Joaquin 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 Joaquin 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 Joaquin 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 San Joaquin purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for San Joaquin. State programs reduce out-of-pocket costs significantly.
Veterans buy San Joaquin homes with $0 down. Full VA benefits cover all properties here.
Many San Joaquin properties qualify for USDA zero-down loans. Rural designation required.
All San Joaquin properties qualify for conforming loans. 3% down minimum for first-time buyers.
San Joaquin local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for San Joaquin homeowners moving. Buy your next home without waiting to sell.
LLC financing available in San Joaquin. Investors can purchase in entity names.
FHA streamline dominates San Joaquin refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for San Joaquin veterans. No paperwork hassles, quick closing.
Many San Joaquin homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every San Joaquin refinance qualifies for conforming rates. Best terms for rate reduction.
San Joaquin owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in San Joaquin. Predictable payments for major expenses.
DSCR financing for San Joaquin investors. Buy rentals based on property income potential.
Fix-and-flip financing for San Joaquin investors. Buy distressed properties, renovate, sell.
Commercial hard money in San Joaquin. Quick funding when timing is critical.
Multifamily loans available for San Joaquin 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 San Joaquin buyers with qualifying income.
CalHFA is a strong option for San Joaquin. State programs reduce out-of-pocket costs significantly.
San Joaquin local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide San Joaquin down payment help. Free money for qualified buyers.
Many San Joaquin properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in San Joaquin benefit from gift of equity. No cash down payment needed.
San Joaquin 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
San Joaquin is a small agricultural town of 3,725 people in western Fresno County, about 39 minutes west of Fresno. Median household income sits at $43,750, and the homeownership rate is just 37.4%, well below the state average. At $350K median home price, you're looking at a market that's affordable by California standards, but here's the catch: most households here are renters working in agriculture, and qualifying for a mortgage on that income level takes careful planning and often FHA or USDA loan programs.
San Joaquin Elementary serves the community, and with a town this size, you're looking at one school handling K-8. The district is part of Golden Plains Unified, which covers several small farming communities in the area. For high school, kids typically head to nearby towns. If you're buying here with children, you need to factor in that rural school commute and understand it's part of the lifestyle trade-off. The low homeownership rate tells you this is primarily a renter community, which can affect neighborhood stability and resale prospects down the line.
Central San Joaquin covers most of the residential area, with homes running around $350K. You're looking at modest single-family homes, many older builds that served farmworkers and families tied to agriculture. FHA loans work well here since the 3.5% down payment helps buyers who don't have massive savings but can show steady employment. USDA loans are worth exploring too since this qualifies as a rural area, offering zero down for eligible buyers. The truth is, with median income at $43,750, most conventional loans won't pencil out without a co-borrower or significant down payment. The small inventory means when something decent hits the market, you need to move fast with pre-approval in hand.
Fresno sits 39 minutes east via local roads, which is your main connection to urban amenities, healthcare, and shopping. There's no freeway running through town, which is part of why it stays quiet and affordable. Bakersfield is over two hours south, Stockton about the same distance north. If you work in Fresno and can handle that daily commute, you'll save significantly compared to buying closer to the city where prices run $100K-$150K higher. But if your job is local in agriculture, you're buying into a lifestyle where everything is a drive and you're banking on steady farm work to make those mortgage payments.
This is farm country, plain and simple. Agricultural operations dominate employment, from field work to packing houses to equipment operators. Golden Plains Unified School District provides some stable public sector jobs, but the employment base is narrow. Most buyers here work directly in agriculture or support industries, and that means your income can be seasonal or variable, which lenders scrutinize closely. If you're self-employed in farming or contract work, expect to show two years of tax returns and prove consistent income. The small population and limited job diversity mean your resale market will always be smaller than urban areas, so buy with a longer time horizon in mind.
Common questions from San Joaquin 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 Joaquin 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 Joaquin: 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 Joaquin buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Joaquin 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 Joaquin 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 Joaquin 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 San Joaquin properties fall within conforming limits, maximizing your financing options.
For San Joaquin'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 Joaquin. 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 Joaquin. 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 San Joaquin. 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 San Joaquin 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 Joaquin: 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 Joaquin buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Joaquin. 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 San Joaquin 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 Joaquin 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 San Joaquin properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Joaquin 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 Joaquin 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 Joaquin families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Joaquin. 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 San Joaquin. 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 Joaquin'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 Joaquin is $541,000 for 2025. This is well above the typical home prices in San Joaquin, where most homes sell between $300K and $450K, making FHA loans an excellent option for first. time buyers in the area.
You won't need a jumbo loan in San Joaquin. With median home prices around $350,000 and most homes under $450K, you'll stay well below the conforming loan limit of $833,000. FHA loans are the most popular choice here for buyers with limited down payment savings.
For 2025, Fresno County loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits typically adjust annually in January, so 2026 limits will be announced by the Federal Housing Finance Agency in late 2025.
Yes, VA loans are available in San Joaquin with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no mortgage insurance, making them one of the best options for homebuyers in this price range.
Our No Money Down program offers $0 down payment for qualified buyers in San Joaquin. CalHFA programs are also popular here, providing down payment and closing cost assistance for first. time buyers, and some areas may qualify for USDA loans with zero down. These programs are game. changers in San Joaquin where the median income is $43,750 and many buyers have limited savings.
You can buy a home in San Joaquin with as little as 3.5% down using an FHA loan, which means around $12,250 to $15,750 on most homes here. However, many first. time buyers use down payment assistance programs or VA loans to purchase with $0 down, which is especially helpful given the area's median income of $43,750.
You can qualify for an FHA loan in San Joaquin with a credit score as low as 580, or even 500 with a larger down payment. Most lenders prefer to see scores of 620 or higher for conventional loans, but given that FHA dominates this market, buyers with scores in the 580. 620 range still have excellent options.
Choose a lender experienced with FHA loans and down payment assistance programs, which are critical in San Joaquin's entry. level market. Look for someone who understands CalHFA and local DPA options, can explain your choices clearly, and has a track record of helping first. time buyers with limited savings successfully close on homes in the $300K. $450K range.
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