Mortgage broker serving Santa Barbara, 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 Barbara buyers, we match your unique situation to the right program.
Santa Barbara buyers in the luxury segment face unique challenges with high-value properties exceeding $942K.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Santa Barbara 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 Barbara home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Barbara starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Barbara 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 Barbara 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 Barbara 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 Santa Barbara home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Santa Barbara prices often exceed $942K. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $942K get conforming financing. Split between conforming and jumbo in Santa Barbara.
Self-employed? Santa Barbara bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Santa Barbara properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Santa Barbara buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Santa Barbara buyers can use FHA with 3.5% down. Limit is $913K.
Bridge financing for Santa Barbara moves. Purchase before your current home sells.
Entity financing for Santa Barbara investors. Purchase in LLC for asset protection.
Santa Barbara loans under $942K get conforming refinance rates. Best rates available.
Access Santa Barbara home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Santa Barbara homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Santa Barbara veterans. Lower your rate without appraisal or income docs.
Santa Barbara home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Santa Barbara homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Santa Barbara can use DSCR financing. Rental income qualifies the loan.
Santa Barbara rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Santa Barbara apartment buildings. Commercial rates for larger properties.
Hard money financing for Santa Barbara 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 Santa Barbara buyers with qualifying income.
CalHFA programs can help Santa Barbara first-time buyers. Check income limits for eligibility.
Santa Barbara family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Santa Barbara. Family member income helps qualification.
Check Santa Barbara 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
Santa Barbara sits on the Central Coast about 90 miles northwest of LA, tucked between the Pacific and the Santa Ynez Mountains. Population is 88,640, median household income $98,346. The homeownership rate here is just 40.9%, one of the lowest in California, and the reason is simple: at $1.9M median home price, this is one of the most expensive markets in the entire country. You're looking at jumbo loans for almost everything, significant down payments, and income requirements that push most conventional buyers to Ventura or San Luis Obispo instead.
If you're buying here with kids, the schools are legitimately excellent and they matter for both quality of life and resale. Dos Pueblos High pulls a 9 rating, San Marcos an 8, Santa Barbara High a 7, and Roosevelt Elementary an 8. These aren't just good scores, they're what help justify the astronomical property values when you're ready to sell. The challenge is that family-sized homes in good school zones run $2M-$4M minimum, which means you need household income north of $400K to qualify comfortably. Families who buy here tend to stay long-term because moving up or lateral in this market is nearly impossible without significant equity gains.
Here's the thing about Santa Barbara neighborhoods: there's no entry-level option. East Beach Area is your most accessible zone at $800K-$2.5M, mix of condos and single-family homes near the waterfront, and even here you're looking at jumbo financing for most properties. Mesa runs $1.5M-$3.5M for ocean-view homes, popular with families who can swing the payment on dual professional incomes. Riviera offers Mediterranean-style character homes at $1.8M-$4M with those postcard views everyone wants. Hope Ranch is $2M-$8M gated equestrian properties where conventional jumbos top out and private banking takes over. And Montecito, well, that's $3M-$25M+ where your loan officer is coordinating with wealth managers, not running standard underwriting. Most buyers here are either bringing massive down payments, selling from another expensive California market, or using portfolio loans that don't hit the secondary market.
US-101 runs right through town and connects you to LA in about 102 minutes southbound, but that commute is brutal for daily use. CA-154 takes you over the mountains to the Santa Ynez Valley, and CA-217 connects UCSB to the 101. Real talk: most people who buy here either work locally, work remotely, or they've already made their money and the commute doesn't matter. The low homeownership rate reflects the fact that many residents rent while working at UCSB or local companies, waiting to buy somewhere more affordable when they leave. If you're financing a home here, you're probably not doing it to access LA job markets. You're paying for the lifestyle, the weather, and the fact that Santa Barbara stays Santa Barbara.
UC Santa Barbara is the major employer and brings both jobs and constant rental demand from faculty and staff who can't afford to buy. Cottage Health, Raytheon, AppFolio, and Procore Technologies provide solid white-collar employment, and the City of Santa Barbara itself employs a fair number of people. The tech presence has grown, which pushes prices even higher as equity-rich buyers compete for limited inventory. The job market here is stable but it doesn't pay enough to support these home prices for most workers. That's why you see so many buyers who made their money elsewhere, remote tech workers with stock compensation, or multi-generational wealth. If your income comes from a local W-2 job alone, qualifying for the median-priced home means you need to be earning $400K+ annually, and that limits the buyer pool significantly.
Common questions from Santa Barbara 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 Barbara 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 Barbara: 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 Barbara buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Barbara 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 Barbara 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 Barbara families purchase with minimal upfront cash.
2026 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Santa Barbara properties fall within conforming limits, maximizing your financing options.
For Santa Barbara'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 Barbara. 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 Barbara. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Santa Barbara. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Barbara 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 Barbara: 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 Barbara buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Barbara. 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 Santa Barbara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Barbara 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 Barbara 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 Santa Barbara County limits: FHA $805,000, Conventional $941,850. Any loan above $941,850 is a jumbo loan. Most Santa Barbara properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Barbara 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 Barbara 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 Barbara families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Barbara. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Barbara County, and structure your purchase to minimize upfront costs.
You still have options in Santa Barbara. 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 Barbara'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 Santa Barbara (Santa Barbara County) is $913K 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. Santa Barbara's median home price is $1.92M, while the conforming loan limit is $942K. Properties above the limit require jumbo financing, while those under it can use conventional, FHA, or VA loans.
The 2026 Santa Barbara County loan limits are: FHA: $913K, VA: $1.25M, Conventional: $942K. Any loan amount above $942K is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Santa Barbara with $0 down payment. The 2026 VA loan limit for Santa Barbara 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 Santa Barbara's median price of $1.92M, 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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