Mortgage broker serving Santa Paula, 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 Paula buyers, we match your unique situation to the right program.
Santa Paula 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 Paula 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 Paula home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Paula starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Paula 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 Paula 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 Paula 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 Paula buyers. Most homes under $1.03M with competitive rates.
Strong FHA option in Santa Paula. Low down payment gets you into most properties here.
$0 down for Santa Paula veterans. VA loans cover all properties with no PMI required.
Santa Paula business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Santa Paula. State assistance helps with down payment and closing costs.
Premium Santa Paula homes over $1.03M require jumbo loans. Less common but available for luxury properties.
Santa Paula sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Santa Paula investors. Buy rentals in entity names.
Conforming refinance for Santa Paula homeowners. Best rates for loans under $1.03M.
FHA streamline refinance for Santa Paula. Easiest way to lower your existing FHA rate.
VA streamline refi for Santa Paula veterans. Fastest way to reduce your mortgage payment.
Turn Santa Paula home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Santa Paula homeowners. Access equity without replacing first mortgage.
Santa Paula owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Santa Paula investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Santa Paula projects. Short-term financing for value-add investments.
Multifamily options for Santa Paula investors. Finance apartment buildings with commercial loans.
Santa Paula 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 Paula buyers with qualifying income.
CalHFA programs popular in Santa Paula. State assistance helps with down payment and closing costs.
Santa Paula has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Santa Paula buyers. Down payment assistance with no repayment.
Santa Paula family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Santa Paula 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 Paula sits in eastern Ventura County, population 30,788, about 70 miles northwest of LA. Median household income is $72,014, homeownership rate 52.7%. At $719,550 median home price, you're paying a premium to be in Ventura County instead of the Inland Empire, but you're still $200K-$300K below coastal Ventura or Oxnard. For a household pulling in $70-75K, qualifying here is tight unless you've got a solid down payment or you're looking at the lower end of the market with FHA or conventional at higher DTI ratios.
The school district here is straightforward. Santa Paula High serves most high schoolers, Isbell Middle covers the middle grades, and Renaissance High provides an alternative option. Ratings aren't going to blow you away compared to Thousand Oaks or Camarillo, but the district has been stable and the community is tight-knit. If you're buying with kids, you're probably prioritizing affordability in Ventura County over chasing the highest test scores. That matters because resale buyers in this price range care more about getting into the county than they do about ranking in the top 10% of California schools. The homeownership rate of 52.7% means you'll have a mix of owner-occupied and rental neighbors, which is pretty typical for a working-class ag town.
Here's the thing about Santa Paula. It's not carved up into a dozen master-planned communities with HOAs and different price tiers. Downtown Santa Paula runs around $720K, and that's where you get the historic character, early 1900s architecture, walkable streets, and the small-town vibe people are paying for. East Area also runs about $720K, more standard residential layouts, less of the vintage charm but still solid single-family homes. The lack of price spread means you're not going to find a $500K starter home in one neighborhood and a $900K move-up in another. Most buyers here use conventional loans if they've got 10-20% down, or FHA if they're stretching to get in with 3.5%. Jumbo territory starts if you're looking at larger parcels or premium properties, but that's not the norm.
The commute to LA is 73 minutes on a good day, Santa Monica 71 minutes, but Irvine is a brutal 117 minutes and Long Beach runs 94. There's no freeway running straight through town, which is part of why Santa Paula has stayed more affordable than Camarillo or Thousand Oaks. You're taking surface streets to connect to the 126 or heading south to hit the 101. If you work in Ventura or Oxnard, the drive is manageable and you're saving serious money on your mortgage compared to buying closer to the coast. If you're commuting to LA daily, you're going to feel that hour-plus each way. Remote workers and locals get the best deal here because you're in Ventura County without the $900K-$1.2M price tags.
Santa Paula's economy runs on agriculture and local services. Limoneira Company is the big name, one of the oldest citrus growers in California, and Calavo Growers adds to the ag base. Santa Paula Unified School District and Santa Paula Hospital provide steady public sector and healthcare jobs. It's not a tech hub or a corporate office town. Most people buying here either work locally in ag, education, or healthcare, or they commute out to Ventura, Oxnard, or Camarillo for better-paying jobs. The job mix keeps the area stable but it also caps how fast prices can run up, which is why you can still buy here for under $750K when coastal Ventura County is well into seven figures.
Common questions from Santa Paula 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 Paula 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 Paula: 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 Paula buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Paula 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 Paula 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 Paula families purchase with minimal upfront cash.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Santa Paula properties fall within conforming limits, maximizing your financing options.
For Santa Paula'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 Paula. 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 Paula. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Santa Paula. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Paula 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 Paula: 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 Paula buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Paula. 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Paula 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 Paula 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 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Santa Paula properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Paula 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 Paula 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 Paula families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Paula. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Santa Paula. 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 Paula'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 Paula is $978,000 for 2025, which covers most homes in this market where the median price is around $720,000. This makes FHA loans a competitive option for first. time buyers and those with smaller down payments in Ventura County. You'll need just 3.5% down with a credit score of 580 or higher to qualify.
Most Santa Paula buyers don't need a jumbo loan since the conforming loan limit is $1.03 million and the median home price is $720,000. Only homes priced above $1.03 million require jumbo financing, which represents a small portion of the market here. You'll have access to better rates and terms with conventional, FHA, or VA loans for typical Santa Paula properties.
For 2025, Ventura County's conforming loan limit is $1.03 million, FHA is $978,000, and VA is $1.03 million. These limits are typically announced in November for the following year, so 2026 limits aren't yet available. Given Santa Paula's median price of $720,000, current limits provide plenty of room for most buyers in this market.
Yes, VA loans are very competitive in Santa Paula with a loan limit of $1.03 million, covering virtually all homes in this market. Eligible veterans and service members can buy with $0 down, no PMI, and competitive rates on homes up to the limit. VA loans are an excellent option here given the $720,000 median price point.
Our No Money Down program offers $0 down payment for qualified buyers in Santa Paula. Additionally, CalHFA provides down payment assistance grants and deferred. payment junior loans, while Ventura County may offer local programs for first. time buyers and moderate. income households. These programs can be particularly helpful in this market where the median home price is $720,000.
Down payment requirements in Santa Paula vary by loan type: conventional loans typically need 3% to 5% ($21,600 to $36,000 on a $720,000 home), FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. With median prices around $720,000, many buyers use down payment assistance programs to reduce their upfront costs.
Most Santa Paula buyers need a minimum credit score of 620 for conventional loans, though you can qualify for FHA with scores as low as 580 (or even 500 with 10% down). VA loans typically require 620+ through most lenders. Given the competitive nature of this balanced market, scores above 680 will help you secure better rates on homes in the $600,000 to $900,000 range.
Look for a lender experienced with Santa Paula's balanced market and the mix of loan types common here, including conventional, FHA, and VA products. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with homes in the $600,000 to $900,000 range. A local lender familiar with Ventura County can often navigate the process more smoothly and offer insights specific to this market.
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