Mortgage broker serving San Juan Capistrano, 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 Juan Capistrano buyers, we match your unique situation to the right program.
San Juan Capistrano buyers face financing complexity with many properties exceeding the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Juan Capistrano 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 Juan Capistrano home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Juan Capistrano starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Juan Capistrano 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 Juan Capistrano 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 Juan Capistrano 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 Juan Capistrano home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
San Juan Capistrano prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in San Juan Capistrano.
Self-employed? San Juan Capistrano bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all San Juan Capistrano properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for San Juan Capistrano buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time San Juan Capistrano buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for San Juan Capistrano moves. Purchase before your current home sells.
Entity financing for San Juan Capistrano investors. Purchase in LLC for asset protection.
San Juan Capistrano loans under $1.25M get conforming refinance rates. Best rates available.
Access San Juan Capistrano home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for San Juan Capistrano homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for San Juan Capistrano veterans. Lower your rate without appraisal or income docs.
San Juan Capistrano home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for San Juan Capistrano homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in San Juan Capistrano can use DSCR financing. Rental income qualifies the loan.
San Juan Capistrano rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for San Juan Capistrano apartment buildings. Commercial rates for larger properties.
Hard money financing for San Juan Capistrano commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for San Juan Capistrano buyers with qualifying income.
CalHFA programs can help San Juan Capistrano first-time buyers. Check income limits for eligibility.
San Juan Capistrano family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in San Juan Capistrano. Family member income helps qualification.
Check San Juan Capistrano city programs for additional DPA. May stack with CalHFA for more help.
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 Juan Capistrano sits in south Orange County about 62 miles south of LA, right off the I-5 corridor. Population is 35,099, median household income $123,474. The homeownership rate here is 76.4%, one of the highest in Orange County, and that tells you something about the kind of buyer who lands here. At $1.35M median home price, you're looking at a market that requires serious income or significant equity. A household at that $123K median needs to stretch or come in with a hefty down payment to make the numbers work on a conventional loan.
The school quality here is part of what keeps property values stable and resale strong. San Juan Hills High and Capistrano Valley High both serve the area, pulling solid ratings that matter when you're thinking about your home as a long-term investment. Serra Catholic School gives families a private option if that's your preference. Junipero Serra Elementary rounds out the public options. Here's the thing: buyers with kids are willing to pay the premium because good schools in Orange County translate directly to equity protection. When you're financing $1M+, you want confidence that the fundamentals supporting your property value aren't going anywhere.
Where you buy in San Juan Capistrano affects your lifestyle more than your loan type, since you're looking at conventional or jumbo territory across the board. Los Rios District runs around $1.4M and you're paying for history - some of California's oldest residential streets and adobe structures right near the Mission. The charm is real, but so is the premium for that location. Capistrano Villas hits that same $1.4M mark, more traditional residential feel without the historic overlay. Marbella Country Club also lands at $1.4M, golf course community that attracts buyers who want that country club lifestyle baked into the mortgage payment. Most buyers here need jumbo loans unless you're bringing 30-40% down, and lenders will want to see strong income documentation and reserves.
The commute to Irvine is only 23 minutes, which is huge if you work in the tech or business corridor there. LA proper runs about 62 minutes on a decent traffic day, Santa Monica 68 minutes, Long Beach 47 minutes. You've got the I-5 right there, and that freeway access is part of what you're paying for at this price point. The Capistrano Depot gives you Metrolink access if you want to skip the drive, though most buyers at this income level are driving. Real talk: you're not buying here because it's cheap to commute to LA. You're buying because it's close enough to Orange County job centers while keeping that small-town California vibe that's getting harder to find.
Capistrano Unified School District is the largest employer, which means stable public sector jobs that support the local economy. Mission San Juan Capistrano itself employs people and draws tourists year-round, keeping retail and hospitality businesses viable. City of San Juan Capistrano provides more municipal jobs. But let's be honest: most people buying $1.35M homes here aren't working at the local school district. They're commuting to higher-paying jobs in Irvine, Newport Beach, or other parts of Orange County, or they're established professionals who've built equity elsewhere. The local job market supports the community, but it's not what's driving these home prices. The location between the coast and the I-5 corridor is what makes it work.
Common questions from San Juan Capistrano 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 Juan Capistrano 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 Juan Capistrano: 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 Juan Capistrano buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Juan Capistrano 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 Juan Capistrano 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 Juan Capistrano families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Juan Capistrano properties fall within conforming limits, maximizing your financing options.
For San Juan Capistrano'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 Juan Capistrano. 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 Juan Capistrano. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in San Juan Capistrano. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Juan Capistrano 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 Juan Capistrano: 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 Juan Capistrano buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Juan Capistrano. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Juan Capistrano 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 Juan Capistrano 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Juan Capistrano properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Juan Capistrano 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 Juan Capistrano 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 Juan Capistrano families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Juan Capistrano. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in San Juan Capistrano. 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 Juan Capistrano'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 Juan Capistrano is $1,250,000 for 2025. This high. balance limit reflects Orange County's premium housing market and allows you to purchase most homes in the area with as little as 3.5% down. However, with a median home price of $1.4M, many buyers here will need jumbo financing for properties above this threshold.
You'll likely need a jumbo loan if you're buying above $1,250,000, which is common in San Juan Capistrano where the median home price is $1.4M. Many homes in this premium market fall in the $1.25M to $2M range, so roughly half of buyers here use jumbo financing. Jumbo loans typically require larger down payments (10. 20%) and stronger credit profiles than conforming loans.
The 2026 loan limits for Orange County haven't been officially announced yet, but the current conforming loan limit is $1,250,000 for single. family homes. These limits typically adjust annually based on home price changes, and you can expect any updates to be announced by the Federal Housing Finance Agency in late 2025. Both FHA and VA loans currently share this same $1,250,000 limit in Orange County.
Yes, you can get a VA loan in San Juan Capistrano with a loan limit of $1,250,000 and no down payment required for eligible veterans. This is particularly valuable in this premium market where the median home price is $1.4M, though you'll need a jumbo VA loan for properties above the limit. VA loans offer competitive rates and don't require mortgage insurance, making them an excellent option for military families in Orange County.
Our No Money Down program offers $0 down payment for qualified buyers in San Juan Capistrano. While the premium pricing here (median $1.4M) means fewer buyers qualify for traditional DPA programs, CalHFA offers down payment assistance and first. time buyer programs that may apply to lower. priced properties in the area. Orange County also has occasional bond programs, though these are typically income. restricted and less common at this price point.
For San Juan Capistrano's median home price of $1.4M, you'll typically need $70,000 to $280,000 down (5. 20%), depending on your loan type. Conventional loans often require 10. 20% down for this price range, while FHA loans allow 3.5% down up to the $1.25M limit. Many dual. income professionals upgrading to this market use equity from their previous homes to meet these down payment requirements.
You'll generally need a credit score of at least 620 for conventional loans in San Juan Capistrano, though 680. 700+ is more competitive for this premium market. For jumbo loans above $1.25M (common here with a $1.4M median price), most lenders require 700. 720 or higher. FHA loans allow scores as low as 580, but given the higher price points, stronger credit will help you secure better rates and terms.
Choose a lender experienced with San Juan Capistrano's premium market and comfortable handling both high. balance conforming and jumbo loans in the $1.25M to $2M range. Look for competitive rates, transparent communication, and someone who understands Orange County's unique market dynamics and can close on time. Getting pre. approved with a knowledgeable local lender gives you a significant advantage when making offers in this competitive area.
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