Licensed California mortgage broker with loan programs specialized to your unique situation. Purchase loans, refinancing, FHA, VA, jumbo, commercial, construction, down payment assistance, and more across every San Luis Obispo community.
Schedule a quick 15-minute call and we'll match you to the right program for your San Luis Obispo County purchase.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving San Luis Obispo County buyers across 7 cities, we match your unique situation to the right program.
San Luis Obispo County buyers navigate varied price points across 7 diverse cities.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Luis Obispo County 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 Luis Obispo County home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Luis Obispo County starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Luis Obispo County 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 Luis Obispo County 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.
| Loan Type | 1-Unit | 2-Unit | 3-Unit | 4-Unit |
|---|---|---|---|---|
| Conventional | $948,750 $949K | $1,214,400 $1.21M | $1,467,716 $1.47M | $1,824,446 $1.82M |
| FHA | $948,750 $949K | $1,214,400 $1.21M | $1,467,716 $1.47M | $1,824,446 $1.82M |
Limits effective January 1, 2026. VA loans have no county limit for qualified veterans.
Calculate your monthly payment, affordability, and closing costs with San Luis Obispo County-specific property tax rates and loan limits. Get accurate estimates before you start shopping.
Common questions from San Luis Obispo County 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 Luis Obispo County 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 Luis Obispo County: 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 Luis Obispo County buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Luis Obispo County 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 Luis Obispo County 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 Luis Obispo County families purchase with minimal upfront cash.
2026 San Luis Obispo County limits: FHA $948,750, Conventional $948,750. Any loan above $948,750 is a jumbo loan. Most San Luis Obispo County properties fall within conforming limits, maximizing your financing options.
For San Luis Obispo County's $825K 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 Luis Obispo County. 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 Luis Obispo County. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in San Luis Obispo County. 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 Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Luis Obispo County typically run 2-4% of the purchase price. On a $825K 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 Luis Obispo County: 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 Luis Obispo County buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Luis Obispo County. 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 Luis Obispo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Luis Obispo County typically run 2-4% of the purchase price. On a $825K 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 Luis Obispo County 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 Luis Obispo County limits: FHA $948,750, Conventional $948,750. Any loan above $948,750 is a jumbo loan. Most San Luis Obispo County properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Luis Obispo County 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 Luis Obispo County 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 Luis Obispo County families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Luis Obispo County. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Luis Obispo County, and structure your purchase to minimize upfront costs.
You still have options in San Luis Obispo County. 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 Luis Obispo County's $825K 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.
San Luis Obispo County is designated as a high-cost area. Conventional conforming loan limits are $949K for single-family homes, $1.2M for 2-unit properties, $1.5M for 3-unit properties, and $1.8M for 4-unit properties. FHA limits match these amounts.
We serve all cities and communities throughout San Luis Obispo County, California.
Thanks to San Luis Obispo County's high-cost designation, you can finance homes up to $949K with a conventional conforming loan. You only need a jumbo loan for properties exceeding this amount.
Several programs are available including CalHFA down payment assistance, local first-time buyer programs, and various grant programs. We'll help you identify all programs you qualify for based on your income and location.
If you’re looking in San Luis Obispo County, you already know prices aren’t cheap. But here’s what a lot of buyers miss: the federal government classifies this as a “high-cost” area, which actually works in your favor. That designation bumps conforming loan limits to $949K—so a home that would need jumbo financing in most of the country can be financed with a regular conventional loan here. Better rates, easier qualification.
The county spans 4 cities, and they’re genuinely different from each other. San Luis Obispo runs around $950K, while Atascadero comes in closer to $625K. That’s a wide gap, and it means your financing strategy depends heavily on which area you’re targeting.
What keeps the market stable is that people actually work here. Cal Poly San Luis Obispo, and wine industry. When you have that kind of employment base, one sector slowing down doesn’t tank the whole housing market.
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