Mortgage broker serving San Marino, 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 Marino buyers, we match your unique situation to the right program.
San Marino's luxury market requires specialized jumbo financing expertise for properties well above 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 Marino 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 Marino home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Marino starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Marino 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 Marino 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 Marino homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Marino home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With San Marino's $2.6M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in San Marino qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy San Marino buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some San Marino condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
San Marino veterans get zero down with no loan limit. Best benefit for luxury purchases.
San Marino buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for San Marino investment properties. Buy in entity name for liability protection.
Pull equity from your San Marino home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for San Marino properties under the limit. Most will need jumbo refinancing.
San Marino owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in San Marino. Lump sum with predictable payments.
San Marino veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for San Marino properties. Access equity right after closing.
DSCR loans for San Marino investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for San Marino investors. Finance purchase plus renovation costs.
San Marino apartment investors use multifamily loans. Commercial financing for 5+ units.
San Marino commercial investors use hard money. Quick closing for time-sensitive deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for San Marino buyers with qualifying income.
CalHFA down payment help available for San Marino first-time buyers. Income limits may restrict use.
Gift of equity for San Marino family sales. Equity counts as down payment in related transactions.
San Marino buyers can add parent as co-borrower. Combined income qualifies for higher amount.
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 Marino is a 3.8 square mile city in the San Gabriel Valley, about 12 miles northeast of downtown LA. Population is 12,442, median household income $174,253. The homeownership rate sits at 83.1%, one of the highest in California, and the median home price of $2.59M tells you exactly what kind of market this is. This isn't a starter home community. It's where established buyers with significant equity or all-cash offers compete for some of the most prestigious addresses in Southern California.
Here's the thing about San Marino: the schools are the main reason people pay the premium. San Marino High consistently ranks as one of the top public high schools in California, pulling 9s and 10s on most rating systems. Huntington Middle, Carver Elementary, and Valentine Elementary all score similarly high. When you're financing a $2.5M+ home, you're not just buying the property, you're buying into a school district that drives long-term value. Families move here specifically for the schools and stay through graduation, which is why that 83.1% ownership rate is so high. The resale market stays strong because there's always another family willing to stretch their budget for top-tier public education without private school tuition.
San Marino doesn't have the neighborhood price variation you'll find in other cities. The Lacy Park Area runs around $2.6M for historic homes on tree-lined streets within walking distance of the city's central park. These are mostly older estates, some dating back to the 1920s and 30s, on generous lots. Huntington Drive Corridor properties also hover around $2.6M, though you're closer to the commercial spine with shops and restaurants. Most buyers here use conventional jumbo loans with 20-30% down, though all-cash offers aren't uncommon. If you're financing, expect lenders to scrutinize your income carefully. At this price point, you'll need documented household income well into the $400K+ range to qualify comfortably, even with excellent credit.
The commute to downtown LA is about 24 minutes via the 110 or surface streets, which is remarkably short for Southern California. Santa Monica runs 39 minutes, Long Beach 40 minutes, Irvine 59 minutes. The central San Gabriel Valley location means you're not stuck on one freeway corridor. Most residents here are established professionals, business owners, or executives who've already climbed the career ladder. The short commute is a quality of life factor, not a necessity. You're paying for proximity without the density of closer-in neighborhoods like Pasadena or South Pasadena, which also command premium prices but don't match San Marino's school reputation.
San Marino Unified School District is the largest employer, followed by the Huntington Library, Art Museum, and Botanical Gardens, one of Southern California's premier cultural institutions. The City of San Marino itself employs a small staff for municipal services. But real talk, most San Marino residents don't work in San Marino. They're doctors, lawyers, business owners, tech executives, and entrepreneurs with income sources throughout LA County and beyond. The local economy is less about where residents work and more about the wealth concentration that supports high-end retail and services along Huntington Drive. When you're house hunting here, your lender will want to see stable, verifiable income that can handle a $12K-$15K monthly mortgage payment even after a substantial down payment.
Common questions from San Marino 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 Marino 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 Marino: 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 Marino buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Marino 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 Marino 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 Marino 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 Marino properties fall within conforming limits, maximizing your financing options.
For San Marino'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 Marino. 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 Marino. 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 Marino. 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 Marino 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 Marino: 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 Marino buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Marino. 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 Marino 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 Marino 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 Marino properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Marino 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 Marino 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 Marino families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Marino. 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 Marino. 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 Marino'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 Marino is $1.25M for 2025. However, since most homes in San Marino are priced between $2M and $3M with a median of $2.6M, FHA loans won't cover the majority of properties here. You'll typically need jumbo financing for San Marino's luxury market.
Yes, you'll almost certainly need a jumbo loan in San Marino. With a median home price of $2.6M and most properties ranging from $2M to $3M, you'll be well above the $1.25M conforming loan limit. Many buyers here work with lenders experienced in jumbo and super. jumbo financing for luxury properties.
For 2025, the conforming loan limit in Los Angeles County is $1.25M, with FHA and VA limits also at $1.25M. The 2026 limits haven't been announced yet, but they're typically released in November of the prior year. Given San Marino's $2.6M median price, most buyers here need jumbo loans regardless of the conforming limit.
Yes, you can use a VA loan in San Marino if you're an eligible veteran or service member, but the $1.25M loan limit means it won't cover most homes here. With the median price at $2.6M, you'd need to combine your VA loan with a substantial down payment or consider a VA jumbo loan. Many lenders offer VA jumbo products for luxury markets like San Marino.
Our No Money Down program offers $0 down payment for qualified buyers. However, given San Marino's luxury market with homes typically priced at $2M to $3M, most buyers here don't qualify for traditional down payment assistance programs, which have strict income and purchase price limits. The high median household income of $174,253 and property values generally exceed DPA program thresholds.
For San Marino's luxury market, you'll typically need 20% to 25% down on a jumbo loan, which means $520,000 to $650,000 on the $2.6M median. priced home. Putting down at least 20% helps you avoid private mortgage insurance and secure better rates on jumbo financing. Some lenders offer jumbo loans with 10% to 15% down, though you'll pay higher interest rates.
For jumbo loans in San Marino's luxury market, you'll typically need a credit score of at least 700, with most lenders preferring 720 or higher for the best rates. Given the high loan amounts (often $2M+), lenders scrutinize credit more carefully and may require 740+ for super. jumbo loans. Strong credit, substantial assets, and documented income are essential for San Marino's price range.
For San Marino's luxury market, choose a lender with strong jumbo loan expertise and experience with high. net. worth clients who have complex income like stock compensation. Look for competitive jumbo rates, a track record closing $2M+ transactions, and a loan officer who understands portfolio lending and can handle non. traditional income documentation. In this price range, the relationship and expertise matter more than chasing the absolute lowest rate.
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