Mortgage broker serving San Marcos, 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 Marcos buyers, we match your unique situation to the right program.
San Marcos's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Marcos 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 Marcos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Marcos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Marcos 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 Marcos 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 Marcos 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most San Marcos homes qualify for conforming loans under $1.1M. Best rates with 3-20% down.
Veterans buy in San Marcos with nothing down. VA loans up to $1.1M with no mortgage insurance.
FHA loans popular for San Marcos first-timers. 3.5% down, 580 credit minimum.
Higher-end San Marcos properties may exceed $1.1M. Jumbo financing available when needed.
Bank statement loans work for San Marcos's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for San Marcos buyers.
Bridge loans help San Marcos buyers compete. Make non-contingent offers while selling current home.
San Marcos investment properties in LLC. Entity financing available for investors.
Most San Marcos mortgages qualify for conforming refinance. Lower your rate under the limit.
San Marcos homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in San Marcos refinance with VA IRRRL. No appraisal, no income verification.
San Marcos HELOC options for home equity access. Credit line with variable rate draw period.
San Marcos FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for San Marcos. Fixed payments unlike variable HELOC.
San Marcos rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in San Marcos use fix-and-flip financing. Purchase plus rehab in one loan.
San Marcos apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in San Marcos. 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 Marcos buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for San Marcos buyers.
Local San Marcos DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
San Marcos buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for San Marcos family purchases. Parents selling to children at discount.
San Marcos 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 Marcos sits in North County San Diego, about 35 miles north of downtown. Population is 94,360, median household income $99,413. The homeownership rate here is 61.9%, which tells you it's a buy-and-stay kind of place. At $927,500 median home price, you're looking at solid San Diego County pricing without the coastal premium. A household pulling in six figures can still qualify here with a conventional loan, though you'll need around 20% down to avoid PMI on that price point.
If you're buying with kids in mind, the school situation here is part of what keeps property values stable. San Marcos High and Mission Hills High both serve the area, giving families options depending on where you land. Double Peak Elementary and Richland Elementary anchor the younger grades. The schools aren't going to blow you away with perfect scores, but they're consistent and the district is well-funded by California standards. When you're looking at a $900K+ purchase, you want to know families will keep moving in and propping up resale values. The school stability here does that work.
Where you buy in San Marcos affects your lifestyle more than your mortgage rate, since prices cluster pretty tight around that $928K mark across the main neighborhoods. Lake San Marcos is the classic North County setup with a private lake and country club vibe, older homes from the 70s and 80s that've been updated, works well with conventional 20% down or jumbo if you're stretching into the higher end of the range. Discovery Hills sits near Cal State San Marcos, so you get a college-adjacent feel with newer builds from the 2000s, same loan types apply. San Elijo Hills is the newest master-planned option with parks and trails built in, attracts families who want turnkey living and don't mind HOA fees that'll run $200-300 monthly on top of your mortgage payment. All three neighborhoods run conventional or jumbo depending on your down payment and total loan amount.
The commute to downtown San Diego runs about 38 minutes on a decent day, 43 to La Jolla if you're heading to the coast for work. That's the sweet spot for North County. You're close enough to access San Diego's job market without paying La Jolla or Del Mar prices. SR-78 is your main east-west route, connecting you to I-5 and I-15. Local transit exists but let's be honest, you'll drive. The commute times here are part of why San Marcos holds value. You're not stuck in true suburban sprawl distance, but you're far enough out that your mortgage payment buys you an actual house instead of a condo.
California State University San Marcos is the big employer here, which gives the area that stable education sector anchor. San Marcos Unified School District adds more public sector jobs. Palomar Health brings healthcare employment, and Hunter Industries runs a major manufacturing operation locally. The job mix is better than a lot of bedroom communities because you've got options right here in town. That matters for your mortgage because lenders look at local employment stability when they're underwriting loans in an area. If you work at the university or the school district, you're golden for qualifying. If you commute to San Diego proper, you're leveraging that income against a lower cost basis than coastal neighborhoods.
Common questions from San Marcos 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 Marcos 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 Marcos: 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 Marcos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Marcos 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 Marcos 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 Marcos families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most San Marcos properties fall within conforming limits, maximizing your financing options.
For San Marcos'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 Marcos. 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 Marcos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in San Marcos. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Marcos 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 Marcos: 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 Marcos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Marcos. 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 Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Marcos 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 Marcos 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 Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most San Marcos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Marcos 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 Marcos 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 Marcos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Marcos. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in San Marcos. 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 Marcos'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 Marcos is $1,010,000 for 2026. This limit covers most homes in San Marcos, where the median price is around $928K, making FHA loans a viable option for many buyers with as little as 3.5% down.
Most San Marcos homes don't require a jumbo loan since the conforming limit is $1,100,000 and the median price is $928K. However, if you're looking at properties above $1.1M or in premium neighborhoods, you'll need jumbo financing. About 20. 30% of San Marcos buyers need jumbo loans for higher. priced properties.
For 2026, San Diego County loan limits are $1,010,000 for FHA, $1,100,000 for VA, and $1,100,000 for conforming conventional loans. These limits apply to all cities in San Diego County, including San Marcos, and cover the majority of homes in the area.
Yes, VA loans are available in San Marcos with a loan limit of $1,100,000 for 2026. This covers most San Marcos properties, and eligible veterans can buy with $0 down and no PMI, making it one of the best financing options if you qualify.
Our No Money Down program offers $0 down payment for qualified buyers in San Marcos. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options like the MyHome Assistance Program offering deferred. payment junior loans. San Diego County also offers programs for moderate. income buyers in this price range.
Down payments in San Marcos typically range from 3% ($27,840 on a $928K home) for conventional loans to 3.5% for FHA. Many established professionals in this market put down 10. 20% to avoid PMI or secure better rates, though zero. down options exist for VA. eligible buyers and those using assistance programs.
You'll typically need a minimum credit score of 620 for conventional loans and 580 for FHA loans in San Marcos. However, given the higher price point with homes around $928K, most lenders prefer scores of 680+ for better rates and terms, especially if you're a first. time jumbo borrower.
Look for a lender experienced with San Marcos's upper. middle market and familiar with both conforming and jumbo loans in the $900K. $1.25M range. Compare rates, but also consider their responsiveness, ability to close on time in a competitive market, and expertise with programs like CalHFA or VA loans if applicable to your situation.
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