Mortgage broker serving Santa Maria, 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 Maria buyers, we match your unique situation to the right program.
Santa Maria buyers benefit from comparing multiple loan options to find the best fit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Santa Maria 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 Maria home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Maria starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Maria 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 Maria 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 Maria 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 Maria buyers. Most homes under $942K with competitive rates.
Strong FHA option in Santa Maria. Low down payment gets you into most properties here.
$0 down for Santa Maria veterans. VA loans cover all properties with no PMI required.
Santa Maria business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Santa Maria. State assistance helps with down payment and closing costs.
Premium Santa Maria homes over $942K require jumbo loans. Less common but available for luxury properties.
Santa Maria sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Santa Maria investors. Buy rentals in entity names.
Conforming refinance for Santa Maria homeowners. Best rates for loans under $942K.
FHA streamline refinance for Santa Maria. Easiest way to lower your existing FHA rate.
VA streamline refi for Santa Maria veterans. Fastest way to reduce your mortgage payment.
Turn Santa Maria home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Santa Maria homeowners. Access equity without replacing first mortgage.
Santa Maria owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Santa Maria investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Santa Maria projects. Short-term financing for value-add investments.
Multifamily options for Santa Maria investors. Finance apartment buildings with commercial loans.
Santa Maria 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 Maria buyers with qualifying income.
CalHFA programs popular in Santa Maria. State assistance helps with down payment and closing costs.
Santa Maria has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Santa Maria buyers. Down payment assistance with no repayment.
Santa Maria family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Santa Maria 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 Maria sits on the Central Coast in northern Santa Barbara County, about 65 miles north of Santa Barbara proper. Population is 109,543, median household income $81,237. The homeownership rate here is 51.2%, which is actually right around California's average, but here's the thing - at $649K median home price, you're getting Central Coast living for roughly half what you'd pay in Santa Barbara or San Luis Obispo. A household pulling in $80K can realistically qualify for a mortgage here with the right loan program, which is rare for coastal California these days.
Santa Maria has three main high schools serving different parts of town. Santa Maria High is the original, Pioneer Valley High serves the north side, and Ernest Righetti High covers the east. Ratings vary but the district is stable and enrollment has held steady, which matters when you're thinking about resale value five or ten years out. Allan Hancock College right in town is a big draw for families planning ahead - kids can knock out general ed units cheap before transferring to a UC or Cal State. The college also runs vocational programs that feed into local jobs, so you're not just buying into a bedroom community. Families who buy here tend to stay put, and that stability shows up in property values that don't swing wildly year to year.
Old Town Santa Maria is the historic core, running around $649K median, with older homes from the early 1900s through the 1950s. You'll find craftsman bungalows and Spanish revival styles mixed with some remodeled properties. Conventional loans work fine here if you've got solid credit and 10-15% down, but some of the older homes need work so FHA 203k rehab loans pop up fairly often. Orcutt sits on the southeastern edge, originally a separate oil town that got absorbed as Santa Maria grew. Prices run similar at $649K median, but you get newer construction from the 70s through 2000s on slightly bigger lots. Orcutt attracts buyers who want more space and a quieter feel while staying close to town. Both areas work for conventional financing, and jumbo loans start showing up once you hit $750K and above for the nicer updated properties.
Real talk, Santa Maria isn't a commuter town to the big metros. San Francisco is 247 minutes away, LA is 167 minutes. If you're working in either city daily, this won't work for you. But that isolation is exactly why prices stay under $700K while the rest of coastal California has gone completely nuts. Highway 101 runs right through town connecting you north to San Luis Obispo and south to Santa Barbara, both about 30-40 minutes. Most people who buy here work locally or regionally - Vandenberg Space Force Base is 20 minutes west, and the ag industry provides steady work throughout the valley. You trade the commute option for a mortgage payment that won't crush you.
The local economy runs on a mix that keeps things stable even when one sector slows down. Marian Regional Medical Center is a major employer with healthcare jobs that aren't going anywhere. Santa Maria-Bonita School District and Allan Hancock College provide public sector stability with decent benefits. Vandenberg Space Force Base sits just west in Lompoc, and plenty of base employees live in Santa Maria for better housing options and schools. But the real backbone here is agriculture - strawberries, wine grapes, vegetables - which means packing plants, cold storage, transportation, and all the support services that come with it. The job mix means you'll see everything from FHA loans for first-time buyers working retail or entry-level ag jobs to conventional and jumbo loans for dual-income professional couples at the hospital or base.
Common questions from Santa Maria 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 Maria 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 Maria: 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 Maria buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Maria 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 Maria 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 Maria 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 Maria properties fall within conforming limits, maximizing your financing options.
For Santa Maria'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 Maria. 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 Maria. 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 Maria. 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 Maria 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 Maria: 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 Maria buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Maria. 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 Maria 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 Maria 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 Maria properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Maria 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 Maria 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 Maria families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Maria. 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 Maria. 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 Maria'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 Maria is $805,000 for 2026. This covers most homes in the area since the median price is around $649,000, making FHA loans a popular choice for first. time buyers who want lower down payment options.
Most buyers in Santa Maria won't need a jumbo loan since the conforming loan limit is $942,000 and the median home price is $649,000. You'll only need a jumbo loan if you're purchasing a home above $942,000, which represents the higher end of the local market.
For 2026, Santa Barbara County loan limits are $805,000 for FHA loans, $942,000 for VA loans, and $942,000 for conforming conventional loans. These limits are well. suited to Santa Maria's market where most homes fall in the $600K. $900K range.
Yes, VA loans are very competitive in Santa Maria with a loan limit of $942,000, which covers virtually all homes in the area. If you're a qualified veteran or active military, you can purchase most Santa Maria properties with $0 down and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs and Santa Barbara County down payment assistance, which are particularly helpful for first. time buyers in this balanced market.
Down payments in Santa Maria typically range from 0% to 5% depending on your loan type. VA loans and our No Money Down program require $0 down, FHA loans need just 3.5% (about $22,700 on a $649,000 home), and conventional loans can go as low as 3% for first. time buyers.
Most lenders in Santa Maria require a minimum credit score of 580 for FHA loans and 620 for conventional loans. With the median home price at $649,000, having a score above 640 will give you access to better rates and more loan options in this competitive market.
Look for a lender experienced with Santa Maria's balanced market who offers multiple loan options including FHA, VA, and conventional programs. The best lender will understand local pricing around $600K. $900K, offer competitive rates, and help you navigate down payment assistance programs that fit your situation.
Fill out the form below and we'll reach out to discuss your Santa Maria mortgage options.
We respond within 24 hours
