Mortgage broker serving Santa Cruz, 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 Cruz buyers, we match your unique situation to the right program.
Santa Cruz'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 Santa Cruz 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 Cruz home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Cruz starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Cruz 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 Cruz 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 Cruz 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 Cruz home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Santa Cruz 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 Santa Cruz.
Self-employed? Santa Cruz bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Santa Cruz properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Santa Cruz buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Santa Cruz buyers can use FHA with 3.5% down. Limit is $1.13M.
Bridge financing for Santa Cruz moves. Purchase before your current home sells.
Entity financing for Santa Cruz investors. Purchase in LLC for asset protection.
Santa Cruz loans under $1.25M get conforming refinance rates. Best rates available.
Access Santa Cruz home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Santa Cruz homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Santa Cruz veterans. Lower your rate without appraisal or income docs.
Santa Cruz home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Santa Cruz homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Santa Cruz can use DSCR financing. Rental income qualifies the loan.
Santa Cruz rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Santa Cruz apartment buildings. Commercial rates for larger properties.
Hard money financing for Santa Cruz 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 Cruz buyers with qualifying income.
CalHFA programs can help Santa Cruz first-time buyers. Check income limits for eligibility.
Santa Cruz family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Santa Cruz. Family member income helps qualification.
Check Santa Cruz 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 Cruz sits on Monterey Bay about 75 miles south of San Francisco. Population is 61,367, median household income $105,491. The homeownership rate here is 47%, way below California's average, and there's a reason for that. At $1.27M median home price, you're looking at one of the most expensive small cities in the state. A household needs to clear six figures and have substantial savings to even think about buying here. The beach tax is real.
If you're buying with kids in Santa Cruz, you're probably already committed to staying long-term because getting in is expensive. Santa Cruz High and Harbor High serve the main districts, while Mission Hill Middle and Branciforte Middle feed into them. The schools are decent but not exceptional given what you're paying for housing. Here's the thing though. Families who buy here tend to value the lifestyle and location over test scores. The university presence means there's an educated community, and resale has historically been strong because inventory stays tight. When you're financing a $1.3M home, you need to think about whether the schools justify that payment or if you're really paying for the beach access.
Most neighborhoods in Santa Cruz cluster around that $1.3M mark, which tells you something. There's not much entry-level inventory here. Downtown Santa Cruz puts you near Pacific Avenue, the Boardwalk, and the wharf, running about $1.3M for what you can find. You're looking at conventional jumbo loans for almost everything in this market. Westside sits near Natural Bridges and West Cliff Drive with similar pricing, attracting buyers who want that coastal vibe without being right on top of downtown. Seabright on the eastside near the harbor runs the same range, maybe slightly more inventory turnover. Live Oak technically isn't city limits but trades at similar prices and often gets lumped into the Santa Cruz market. The lack of price variation between neighborhoods means you're choosing based on lifestyle preference, not affordability. Most buyers here are putting down 20% or more on jumbo loans because that's what it takes to make the numbers work at this price point.
The commute to San Francisco is about 81 minutes over Highway 17, which is a winding mountain road that gets dicey in winter. That drive keeps some Bay Area commuters away, which is part of why Santa Cruz maintains its own identity instead of becoming a full bedroom community. Real talk, if you're commuting daily to SF or Silicon Valley, you'll burn out fast. Most people who buy here either work locally, work remotely, or have flexible schedules. There's local transit, but this is still a car-dependent town for most daily needs. The relative isolation is both the appeal and the challenge. You're paying for a coastal lifestyle that feels separate from the Bay Area grind, but that means your job situation needs to support a $1.3M mortgage without relying on a South Bay tech salary.
UC Santa Cruz is the big employer and shapes the whole town's economy and housing market. Santa Cruz County government and Santa Cruz City Schools add public sector stability. Dominican Hospital provides healthcare jobs, and Plantronics (now Poly) brings some tech presence, though it's nothing like Silicon Valley scale. The university creates rental demand that keeps investors active and pushes some would-be buyers into permanent renting. If you're not connected to UCSC, the county, or healthcare, job options get limited unless you're remote or self-employed. The employment base supports the prices because many buyers have tech money from over the hill or independent income. When you're underwriting a jumbo loan here, lenders want to see stable income that can handle a $7,000+ monthly payment, and the local job market alone doesn't always provide that for younger buyers.
Common questions from Santa Cruz 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 Cruz 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 Cruz: 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 Cruz buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Cruz 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 Cruz 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 Cruz families purchase with minimal upfront cash.
2026 Santa Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Cruz properties fall within conforming limits, maximizing your financing options.
For Santa Cruz'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 Cruz. 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 Cruz. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Santa Cruz. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Cruz 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 Cruz: 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 Cruz buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Cruz. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Cruz 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 Cruz 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 Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Cruz properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Cruz 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 Cruz 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 Cruz families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Cruz. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Santa Cruz. 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 Cruz'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 Cruz is $1,130,000 for 2026. This high. balance limit reflects Santa Cruz County's premium coastal market, though you'll find that many homes here exceed this amount given the $1.3M median price. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for lower. priced properties in the area.
You'll need a jumbo loan for any home priced above $1,250,000 in Santa Cruz, which covers a significant portion of the market given the $1.3M median. With typical home prices ranging from $1.25M to $2M, many buyers here use a mix of high. balance conforming loans (up to $1.25M) for properties at the lower end and jumbo financing for anything above. Jumbo loans typically require larger down payments (15. 20%) and stronger credit profiles than conforming loans.
For 2026, Santa Cruz County's loan limits are $1,130,000 for FHA loans, $1,250,000 for VA loans, and $1,250,000 for conforming conventional loans. These high. balance limits reflect the area's premium coastal real estate market. Any home priced above $1.25M will require jumbo financing, which is common here given the median home price of $1.3M.
Yes, you can absolutely use a VA loan in Santa Cruz with a limit of $1,250,000 for 2026. This covers many properties in the area, though homes above this amount will require a jumbo VA loan or a combination of VA entitlement plus a down payment. VA loans offer 0% down and no PMI, making them an excellent option for eligible veterans and service members in this premium market.
Our No Money Down program offers $0 down payment for qualified buyers, which can be a game. changer in Santa Cruz's premium market. You may also qualify for CalHFA programs that provide down payment and closing cost assistance, particularly if you're purchasing at the lower end of the price range. The Santa Cruz County Housing Authority occasionally offers programs for first. time buyers, though availability varies based on funding and income limits.
For Santa Cruz's typical $1.3M median. priced home, you'll generally need $65,000 to $260,000 down depending on your loan type. Conventional loans typically require 5. 20% down, while FHA loans need just 3.5% ($45,500 on a $1.3M home if it's within the $1.13M limit). VA and USDA loans offer 0% down options for eligible buyers, and jumbo loans for higher. priced properties usually require 15. 20% down.
You'll typically need a minimum credit score of 620 for conventional loans in Santa Cruz, though 680. 700+ is more competitive given the premium market and higher loan amounts. FHA loans accept scores as low as 580 (or 500 with 10% down), while VA loans are more flexible with credit. For jumbo loans on properties above $1.25M, most lenders prefer scores of 700 or higher to secure the best rates.
Look for a lender with strong experience in Santa Cruz's premium market who understands both high. balance conforming and jumbo loan options. You'll want someone who can clearly explain your choices given the area's $1.3M median price point and can close on time in this competitive coastal market. Compare rates, fees, and responsiveness from at least three lenders, and ask for references from recent Santa Cruz buyers to ensure they can handle the unique aspects of purchasing here.
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