Mortgage broker serving Santa Monica, 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 Monica buyers, we match your unique situation to the right program.
Financing in Santa Monica's premium market demands lenders experienced with jumbo loans above $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Santa Monica 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 Monica home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Monica starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Monica 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 Monica 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 Monica 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 Monica home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Santa Monica 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 Monica.
Self-employed? Santa Monica bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Santa Monica properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Santa Monica buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Santa Monica buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Santa Monica moves. Purchase before your current home sells.
Entity financing for Santa Monica investors. Purchase in LLC for asset protection.
Santa Monica loans under $1.25M get conforming refinance rates. Best rates available.
Access Santa Monica home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Santa Monica homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Santa Monica veterans. Lower your rate without appraisal or income docs.
Santa Monica home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Santa Monica homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Santa Monica can use DSCR financing. Rental income qualifies the loan.
Santa Monica rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Santa Monica apartment buildings. Commercial rates for larger properties.
Hard money financing for Santa Monica 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 Monica buyers with qualifying income.
CalHFA programs can help Santa Monica first-time buyers. Check income limits for eligibility.
Santa Monica family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Santa Monica. Family member income helps qualification.
Check Santa Monica 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 Monica sits right on the Pacific Ocean, 15 miles west of downtown LA. Population is 92,168, median household income $106,797. The homeownership rate here is just 28.9%, one of the lowest in California, and the $1.525M median home price tells you why. This is a city where most people rent, and the ones who do buy are typically bringing substantial down payments or using jumbo loans. If you're looking at Santa Monica, you're either making well into six figures, have significant equity from another property, or you're stretching your budget to get into one of the most desirable beach cities in Southern California.
Santa Monica High is the main public option, and it pulls decent ratings for an urban school. Lincoln and John Adams handle middle school. The reality is that many families who buy here either use private schools or are buying specifically for the lifestyle and location rather than the school rankings. Santa Monica College is actually one of the best community colleges in the state and adds some educational infrastructure to the area. When you're paying $1.5M plus for a home, you're buying the beach access, the walkability, and the overall quality of life more than you're buying for school district. That said, families do stay here long-term when they can afford it, which keeps neighborhoods stable even with that low ownership rate.
Here's the thing about Santa Monica neighborhoods. They all hover around that $1.5M median, but what you get for your money varies quite a bit. North of Montana runs $2M-$5M and up for single-family homes, mostly older buyers with significant assets using jumbo loans or all cash. Downtown Santa Monica at $1.5M gets you condos and smaller properties, popular with professionals who want to walk to Third Street Promenade and the beach. Ocean Park and Sunset Park in the southern part of the city offer slightly better value at $1.3M-$1.8M, more family-oriented, mix of smaller single-family homes and duplexes. Mid-City between Wilshire and Pico is the most residential feel, $1.4M-$2M depending on the property, conventional jumbo loans are standard here. The loan picture is pretty consistent across Santa Monica. You're looking at jumbo territory almost everywhere, and lenders want to see strong income, solid credit, and usually 20% down minimum to make the numbers work.
The commute situation is actually one of Santa Monica's selling points if you work on the Westside. You're 24 minutes to downtown LA via I-10, 35 minutes to Long Beach, 56 minutes to Irvine. But the real advantage is that tons of jobs are local or nearby in West LA, Culver City, and El Segundo. The Expo Line light rail connects you to downtown LA and USC if you don't want to drive. Most buyers here either work on the Westside, work remotely, or have commutes that justify paying premium prices to live at the beach. The walkability and bike infrastructure mean you can actually live without using your car daily, which is rare in Southern California and adds real value to the lifestyle you're financing.
The employment base here is more diverse than you'd expect for a beach city. Santa Monica-Malibu Unified School District and the City of Santa Monica provide stable public sector jobs. Providence Saint John's Health Center is a major healthcare employer. Hulu has offices here, part of the tech and entertainment cluster that's grown on the Westside. Santa Monica College employs a fair number of people too. The broader Westside job market includes aerospace in El Segundo, entertainment in Culver City, and tech throughout the area. When you're qualifying for a mortgage here, lenders want to see that your income is stable enough to handle a $7,500-$10,000 monthly payment, which usually means dual income households or single earners pulling $200K plus.
Common questions from Santa Monica 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 Monica 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 Monica: 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 Monica buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Monica 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 Monica 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 Monica families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Monica properties fall within conforming limits, maximizing your financing options.
For Santa Monica'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 Monica. 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 Monica. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Santa Monica. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Monica 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 Monica: 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 Monica buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Monica. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Monica 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 Monica 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Santa Monica properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Monica 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 Monica 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 Monica families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Monica. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Santa Monica. 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 Monica'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 Monica is $1,250,000 for 2025. This high. balance limit reflects Los Angeles County's premium housing market and allows you to use FHA financing on homes up to this amount with as little as 3.5% down if you qualify.
You'll likely need a jumbo loan for most Santa Monica homes since the median price is $1.5M, which exceeds the $1.25M conforming loan limit. However, if you're buying a lower. priced property or making a larger down payment that keeps your loan amount at or below $1.25M, you can use a high. balance conforming loan with better rates.
The 2026 loan limits haven't been announced yet, but the current 2025 limits for Los Angeles County are $1,250,000 for conforming, FHA, and VA loans. These limits typically adjust annually based on home price trends, so you can expect an update from FHFA in late 2025.
Yes, you can use a VA loan in Santa Monica with the current limit of $1,250,000 with no down payment if you're an eligible veteran or service member. For homes above this amount, you'll need a down payment of 25% on the portion exceeding the limit, or you can consider a jumbo VA loan option.
Our No Money Down program offers $0 down payment for qualified buyers, which can be especially helpful in Santa Monica's premium market. For lower. priced properties in the area, CalHFA offers down payment assistance programs, and Los Angeles County has various programs that may provide grants or low. interest loans to help with your down payment and closing costs.
For Santa Monica's median home price of $1.5M, you'll typically need 20% down ($300,000) to avoid PMI on a conventional loan, though some programs allow as little as 3% down. If you're using a jumbo loan for properties above $1.25M, most lenders require 10. 20% down depending on your credit profile and the specific loan amount.
While FHA loans allow credit scores as low as 580, most Santa Monica buyers will need a score of at least 620. 640 for conventional loans and 680. 700+ for competitive jumbo loan rates. Given the premium price point and typical loan amounts over $1M, lenders often prefer scores of 720 or higher to qualify for the best terms.
Look for a lender experienced with Santa Monica's premium market who can handle both high. balance conforming and jumbo loans, since you'll likely need expertise in both. Compare rates and fees from multiple lenders, but also consider their responsiveness and ability to close on time, which is crucial in Santa Monica's competitive market where sellers often favor well. qualified buyers with solid financing.
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