Mortgage broker serving San Ramon, 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 Ramon buyers, we match your unique situation to the right program.
San Ramon's market straddles the $1.25M limit, requiring strategic loan structuring.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Ramon 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 Ramon home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Ramon starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Ramon 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 Ramon 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 Ramon 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 Ramon home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
San Ramon 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 Ramon.
Self-employed? San Ramon bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all San Ramon properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for San Ramon buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time San Ramon buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for San Ramon moves. Purchase before your current home sells.
Entity financing for San Ramon investors. Purchase in LLC for asset protection.
San Ramon loans under $1.25M get conforming refinance rates. Best rates available.
Access San Ramon home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for San Ramon homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for San Ramon veterans. Lower your rate without appraisal or income docs.
San Ramon home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for San Ramon homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in San Ramon can use DSCR financing. Rental income qualifies the loan.
San Ramon rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for San Ramon apartment buildings. Commercial rates for larger properties.
Hard money financing for San Ramon 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 Ramon buyers with qualifying income.
CalHFA programs can help San Ramon first-time buyers. Check income limits for eligibility.
San Ramon family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in San Ramon. Family member income helps qualification.
Check San Ramon 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 Ramon sits in the San Ramon Valley about 35 miles east of San Francisco. Population is 85,924, median household income $197,358. The homeownership rate here is 70.5%, and at $1.3M median home price, you're looking at one of the Bay Area's more expensive suburbs. But here's the thing: you're paying for proximity to major employers like Chevron and SAP, top-tier schools, and a commute that's actually manageable compared to further-out options. A household pulling in $200K can qualify for a conventional loan here, though most buyers are looking at jumbos above $1.1M.
If schools are driving your home search, San Ramon delivers the scores that justify the price tag. Dougherty Valley High pulls a perfect 10 rating, California High a 9, John Baldwin Elementary a 9. These aren't just good numbers - they're the reason families stretch their budgets and accept jumbo loan terms to buy here. The schools directly impact your resale value in a way that's hard to overstate. When you're financing a $1.5M home, you want to know the fundamentals that drove that price will still be there in ten years. Strong schools mean stable property values, and that matters when you're carrying a mortgage this size.
Where you buy in San Ramon determines whether you need a jumbo loan and how much house you'll get for it. Dougherty Valley runs $1.4M-$2.8M, newer construction with those top-rated schools right there - you'll need a jumbo, and most buyers here are tech professionals or dual-income households. Gale Ranch goes $1.1M-$2.2M, master-planned with golf course access, popular with buyers who want resort amenities and can walk to Bishop Ranch for work. Canyon Lakes hits $1.5M-$3.5M for custom homes on bigger lots with lake access - this is where you land if you've got serious equity from a previous sale or stock compensation. Windemere offers the entry point at $950K-$1.6M, established neighborhood where you might squeeze in with a conventional loan if you're right at that $1.1M purchase price. Forest Creek runs $1.2M-$2.1M, quieter streets that attract families who want the schools without the newest construction premium.
The commute situation is what makes San Ramon worth the price compared to cheaper Bay Area options. You're 42 minutes to San Francisco via I-680, 29 minutes to Oakland, 40 minutes to San Jose. That's the sweet spot where you can actually get to work without losing two hours of your day. Palo Alto runs 47 minutes if you're heading to the Peninsula tech corridor. The proximity to Bishop Ranch means some buyers literally walk to work at Chevron or SAP, which changes the math on what you can afford when you're not burning gas and time. County Connection and WHEELS bus service connects you to BART if you want to skip the drive.
The employer mix here is what drives those high household incomes and supports the property values. Chevron's corporate headquarters anchors the local economy, AT&T and SAP have major presences at Bishop Ranch, GE Digital and PG&E add to the corporate base. Kaiser Permanente provides healthcare sector stability. Real talk: most San Ramon buyers work in tech, energy, or professional services pulling six figures. That income level is basically required to qualify for financing here. The job market is why banks are comfortable writing jumbo loans in this zip code - the employment base is diverse enough and high-paying enough that default risk stays low.
Common questions from San Ramon 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 Ramon 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 Ramon: 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 Ramon buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Ramon 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 Ramon 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 Ramon 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 Ramon properties fall within conforming limits, maximizing your financing options.
For San Ramon'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 Ramon. 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 Ramon. 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 Ramon. 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 Ramon 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 Ramon: 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 Ramon buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Ramon. 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 Ramon 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 Ramon 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 Ramon properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Ramon 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 Ramon 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 Ramon families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Ramon. 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 Ramon. 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 Ramon'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 2026 FHA loan limit for San Ramon (Contra Costa County) is $1.25M for a single-family home. This is a high-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
It depends on the property. San Ramon's median home price is $1.31M, while the conforming loan limit is $1.25M. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
The 2026 Contra Costa County loan limits are: FHA: $1.25M, VA: $1.25M, Conventional: $1.25M. Any loan amount above $1.25M is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in San Ramon with $0 down payment. The 2026 VA loan limit for Contra Costa County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 5-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For San Ramon's median price of $1.31M, most buyers put down 15-20%.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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