Mortgage broker serving Santa Ana, 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 Santa Ana buyers, we match your unique situation to the right program.
Santa Ana offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Santa Ana 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 Santa Ana home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Ana starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Ana 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 Santa Ana 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 Santa Ana 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
Standard option for Santa Ana buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Santa Ana. Low down payment gets you into most properties here.
$0 down for Santa Ana veterans. VA loans cover all properties with no PMI required.
Santa Ana business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Santa Ana. State assistance helps with down payment and closing costs.
Premium Santa Ana homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Santa Ana sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Santa Ana investors. Buy rentals in entity names.
Conforming refinance for Santa Ana homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Santa Ana. Easiest way to lower your existing FHA rate.
VA streamline refi for Santa Ana veterans. Fastest way to reduce your mortgage payment.
Turn Santa Ana home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Santa Ana homeowners. Access equity without replacing first mortgage.
Santa Ana owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Santa Ana investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Santa Ana projects. Short-term financing for value-add investments.
Multifamily options for Santa Ana investors. Finance apartment buildings with commercial loans.
Santa Ana investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Santa Ana buyers with qualifying income.
CalHFA programs popular in Santa Ana. State assistance helps with down payment and closing costs.
Santa Ana has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Santa Ana buyers. Down payment assistance with no repayment.
Santa Ana family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Santa Ana purchases. Family member income boosts qualification.
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
Santa Ana is Orange County's second-largest city with 311,379 residents, sitting right in the center of the county. Median household income is $84,210, but here's the thing - the homeownership rate is only 44.8%, way below California's average. At $799,995 median home price, you're looking at true Orange County pricing, which means you'll need serious income or a hefty down payment to make the numbers work. Most buyers here are either moving up from starter homes elsewhere or pooling family resources to get in.
The school picture matters a lot when you're spending $800K on a house. Santa Ana High, Valley High, and Segerstrom High are your public options, pulling mid-range ratings that reflect the district's challenges with overcrowding and resources. But Mater Dei High School is the wild card - it's a nationally ranked private Catholic school that draws families willing to pay both a mortgage and tuition. If you're buying in Santa Ana with kids, you need to factor private school costs into your debt-to-income ratio, or accept that the public schools aren't the main selling point. Real talk, families buying here are often prioritizing location and property value over school ratings, betting on Orange County's long-term appreciation.
Where you buy in Santa Ana determines both your price point and your financing strategy. Floral Park is the prize - historic homes from the 1920s and 30s on tree-lined streets, running $900K-$1.4M for renovated Craftsmen and Spanish revivals, and you'll need conventional or jumbo loans with 20% down since sellers here expect strong offers. Downtown Santa Ana around the Artists Village has seen major revitalization, with condos and lofts from $450K-$700K attracting younger buyers who can use FHA or conventional with lower down payments. French Park in western Santa Ana offers the most accessible entry point, $650K-$850K for post-war single-family homes, where conventional loans with 10-15% down can work if your income supports it. The price spread across neighborhoods is huge, so your loan type and down payment will dictate which part of the city you can actually target.
Location is what you're paying for here. You're 44 minutes to downtown LA, 15 minutes to Irvine, 37 minutes to Long Beach, 58 minutes to Santa Monica. That central Orange County position means you can work anywhere in the county without a brutal commute, and that's worth money. The I-5 runs right through the city, connecting you north to LA and south to San Diego. Local transit exists but most people drive, so factor garage parking into your home search. If you work in Irvine's business parks or anywhere in central OC, Santa Ana gives you reasonable commute times at a slightly lower price point than neighboring cities like Tustin or Orange.
Santa Ana's job base is diverse and that stability matters when you're taking on an $800K mortgage. Santa Ana Unified School District is the biggest employer, followed by Orange County government offices which occupy major real estate downtown. First American Financial Corporation and Ingram Micro bring corporate jobs and higher incomes to the mix. The employment picture here supports a range of buyer profiles, from teachers and county workers using conventional loans to corporate employees who can handle jumbo financing. The low homeownership rate tells you that many residents rent while saving for down payments, and when they do buy, they're often stretching their budgets to stay in Orange County rather than getting priced out to the Inland Empire.
Common questions from Santa Ana 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 Santa Ana 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 Santa Ana: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Santa Ana buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Ana 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 Santa Ana 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 Santa Ana families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Ana properties fall within conforming limits, maximizing your financing options.
For Santa Ana'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 Santa Ana. 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 Santa Ana. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Santa Ana. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Ana 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 Santa Ana: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Santa Ana buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Ana. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Ana 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 Santa Ana 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Ana properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Ana 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 Santa Ana 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 Santa Ana families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Ana. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Santa Ana. 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 Santa Ana'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 Santa Ana is $1,250,000 for 2025, which covers most homes in the area since the median price is around $800K. This higher limit makes FHA loans a strong option for first. time buyers who want to purchase with as little as 3.5% down. You'll find FHA financing works well for the majority of Santa Ana properties without needing a jumbo loan.
Most Santa Ana buyers don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $800K. You'll only need jumbo financing if you're buying a home priced above $1.25 million. For the typical Santa Ana home in the $600K. $900K range, conventional, FHA, and VA loans all work great.
The 2026 loan limits for Orange County haven't been officially announced yet, but current limits are $1,250,000 for conforming, FHA, and VA loans. These limits typically adjust annually based on home price changes, so they may increase slightly for 2026. Check back in late 2025 for the official announcement from FHFA.
Yes, VA loans are highly competitive in Santa Ana with a loan limit of $1,250,000, covering most homes in the area. Veterans and active military can buy with $0 down and no mortgage insurance, which is a significant advantage in this market. With the median home price around $800K, VA loans are an excellent option for eligible buyers.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs that provide down payment and closing cost assistance, plus Orange County has local programs for first. time buyers. With Santa Ana's homeownership rate at just 44.8%, these programs help bridge the gap for buyers who have solid income but limited savings.
Down payments in Santa Ana vary by loan type: you can put down as little as 0% with VA or USDA loans, 3% with conventional loans, or 3.5% with FHA. On an $800K home, that's $24K for conventional or $28K for FHA, though you can also explore our No Money Down program. Many Santa Ana buyers use down payment assistance to reduce their upfront costs even further.
Most lenders require a minimum credit score of 620 for conventional loans and 580 for FHA loans in Santa Ana. However, you'll get better interest rates with scores above 680, which can save you significantly on an $800K mortgage. If your score needs work, focus on paying down credit cards and resolving any collections before applying.
Look for a lender with strong experience in Santa Ana's market who can explain your options across conventional, FHA, and VA loans clearly. Compare rates and fees from at least three lenders, but also consider responsiveness and local expertise since Orange County's competitive market requires quick decisions. The right lender will help you navigate down payment assistance programs and close on time in this balanced market.
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