Mortgage broker serving San Pablo, 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 Pablo buyers, we match your unique situation to the right program.
San Pablo provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Pablo 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 Pablo home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Pablo starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Pablo 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 Pablo 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 Pablo 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: $1,249,125 |
| 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 is the go-to for San Pablo buyers with limited savings. 3.5% down, flexible credit.
Military families get zero down in San Pablo. VA loans are the best deal for eligible veterans.
Nearly all San Pablo homes qualify for conforming loans. Best rates available for qualified buyers.
San Pablo buyers should check CalHFA. Zero-interest second loans cover down payment.
Self-employed San Pablo buyers can use bank statements. Deposits count when tax returns don't show full income.
USDA zero-down loans available for eligible San Pablo areas. Check rural designation by address.
Bridge loans available for San Pablo transitions. Finance new purchase before selling.
Entity purchase programs for San Pablo. LLC financing for investment properties.
San Pablo FHA homeowners use streamline refi. Fastest path to lower monthly payments.
Nearly all San Pablo refinances qualify as conforming. Competitive rates with quick approval.
San Pablo veteran homeowners use IRRRL. Easiest refinance option with no appraisal.
Cash-out refinance for San Pablo homeowners with equity. Access funds for any purpose.
San Pablo owners can add HELOC for equity access. Credit line for improvements or reserves.
Home equity loans for San Pablo homeowners. Lump sum with fixed monthly payments.
San Pablo rental properties qualify with DSCR. No personal income verification needed.
San Pablo renovation deals use fix-and-flip loans. Quick funding for rehab opportunities.
Hard money options for San Pablo commercial. Fast financing for competitive markets.
Apartment financing in San Pablo. Multifamily loans for 5+ unit investment properties.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for San Pablo buyers with qualifying income.
San Pablo buyers should check CalHFA. Zero-interest second loans cover down payment.
Local DPA strong in San Pablo. City programs plus CalHFA can cover most down payment.
Grant programs for San Pablo first-time buyers. Elite grants don't require repayment.
USDA zero-down loans available for eligible San Pablo areas. Check rural designation by address.
Gift of equity for San Pablo family transactions. Reduced price creates instant equity.
Non-occupant co-borrower helps San Pablo buyers qualify. Add parent income to yours.
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 Pablo sits in western Contra Costa County, right between [Richmond](/mortgage-loans-and-refinance-in-richmond-ca) and [El Cerrito](/mortgage-loans-and-refinance-in-el-cerrito-ca), about 15 miles northeast of [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca). Population is 31,907, median household income $72,552. The homeownership rate here is 42.4%, which tells you something important: this is a renter-heavy market where ownership is actually achievable if you know what you're doing. At $579K median home price, you're looking at one of the last sub-$600K entry points to the Bay Area with reasonable commutes to SF and Oakland.
The school situation here is what it is. San Pablo Elementary, Helms Middle, and Verde Elementary serve the area through West Contra Costa Unified. Ratings aren't going to blow you away compared to other Bay Area districts, but here's what matters for your mortgage decision: you're not paying the premium that comes with Piedmont or Albany schools. If you've got young kids and you're willing to supplement with tutoring or look at charter options, you can buy a house here for $579K instead of $1.2M in neighboring districts. That difference in purchase price can mean the difference between qualifying for a loan or getting priced out of the Bay Area entirely. Families who buy here tend to be practical about the trade-offs between school ratings and actually being able to afford a down payment.
San Pablo doesn't have the distinct neighborhood pockets you'll find in bigger cities. Most of the housing stock clusters around Central San Pablo near the historic corridor along San Pablo Avenue, where you're looking at $579K for a mix of single-family homes and some multi-unit properties. The area has a working-class vibe with commercial and residential mixed together, which keeps it real and keeps prices from climbing like they have in El Cerrito next door. FHA loans are common here since many buyers are first-timers stretching to get into the Bay Area market. You'll see older homes, mostly built in the 40s through 60s, which means you need to budget for inspection and potential repairs. Conventional loans work if you've got 10-20% down, but a lot of buyers use FHA with 3.5% down to make the numbers work on a $72K household income.
Here's where San Pablo actually shines for the price point. You're 22 minutes to Oakland, 32 minutes to San Francisco on a decent day. That's a legitimate reverse commute or standard Bay Area drive that doesn't eat your whole life. San Jose runs about 66 minutes, Palo Alto 59 minutes if you're working in tech down south. AC Transit runs through here, and you're close to BART stations in Richmond and El Cerrito if you want to ditch the car. The commute access is honestly why this area hasn't dropped below $579K. You're paying for location and job access, just without the premium that comes with the cities on either side of you.
West Contra Costa Unified School District is the big employer, which means steady public sector jobs with benefits. City of San Pablo provides municipal employment, and the retail corridor along San Pablo Avenue has consistent service and retail work. The truth is, most people who buy here don't work here. They work in Oakland, SF, Berkeley, or down in the South Bay and choose San Pablo because they can actually qualify for a mortgage on a Bay Area salary without needing two tech incomes. The local economy is stable enough to support property values, but the real economic story is access to the broader Bay Area job market at a price point that doesn't require $200K household income.
Common questions from San Pablo 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 Pablo 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 Pablo: 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 Pablo buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Pablo 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 Pablo 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 Pablo families purchase with minimal upfront cash.
2026 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Pablo properties fall within conforming limits, maximizing your financing options.
For San Pablo'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 Pablo. 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 Pablo. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in San Pablo. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Pablo 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 Pablo: 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 Pablo buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Pablo. 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 Contra Costa County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in San Pablo 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 Pablo 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 Contra Costa County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most San Pablo properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Pablo 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 Pablo 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 Pablo families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Pablo. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Contra Costa County, and structure your purchase to minimize upfront costs.
You still have options in San Pablo. 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 Pablo'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 Pablo is $1,250,000 for 2025, which easily covers the city's median home price of $579,000. This makes FHA loans an excellent option for first. time buyers and those with smaller down payments in San Pablo's affordable market. You can purchase most homes in the area with as little as 3.5% down if your credit score is 580 or higher.
You won't need a jumbo loan for most San Pablo homes since the conforming loan limit is $1,250,000 and typical homes range from $450K to $600K. Nearly all properties in San Pablo qualify for conventional, FHA, or VA financing with better rates and terms than jumbo loans. Jumbo loans would only be necessary if you're purchasing a luxury property well above the area's median price.
For 2025, Contra Costa County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits are typically announced in late fall for the following year, so 2026 limits aren't yet available but may increase based on home price trends. The current limits provide excellent coverage for San Pablo's housing market where most homes sell well below $600K.
Yes, VA loans are an excellent option in San Pablo with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. The median home price of $579,000 falls well within VA limits, and you'll avoid mortgage insurance entirely. VA loans are particularly valuable in San Pablo's affordable market, helping military families maximize their buying power.
Our No Money Down program offers $0 down payment for qualified buyers in San Pablo, making homeownership immediately accessible. You can also explore CalHFA programs offering down payment and closing cost assistance, plus Contra Costa County's housing programs that are particularly strong for first. time buyers. Many San Pablo buyers successfully stack multiple assistance programs to minimize upfront costs, which is ideal given the area's median income of $72,552.
You can buy a San Pablo home with as little as 3.5% down using an FHA loan (about $20,265 on a $579K home) or 3% down with Conventional 97 financing. VA. eligible buyers and those using our No Money Down program can purchase with $0 down. With San Pablo's strong down payment assistance availability, many first. time buyers combine low down payment loans with DPA to reduce their upfront costs even further.
You can qualify for an FHA loan in San Pablo with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a 620 minimum, while VA loans often accept scores around 580 to 620 depending on the lender. San Pablo's affordable market is particularly welcoming to credit rebuilders and first. time buyers working to establish their credit history.
Choose a lender experienced with San Pablo's affordable market who can navigate FHA loans, down payment assistance programs, and first. time buyer scenarios common in the area. Look for someone who offers multiple loan options, can explain how to stack DPA programs, and understands the needs of buyers at the $72K median income level. A local lender familiar with Contra Costa County programs will help you maximize your buying power in San Pablo's competitive $450K to $600K price range.
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