Mortgage broker serving Santa Rosa, 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 Rosa buyers, we match your unique situation to the right program.
Santa Rosa buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Santa Rosa 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 Rosa home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santa Rosa starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santa Rosa 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 Rosa 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 Rosa 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 Rosa buyers. Most homes under $897K with competitive rates.
Strong FHA option in Santa Rosa. Low down payment gets you into most properties here.
$0 down for Santa Rosa veterans. VA loans cover all properties with no PMI required.
Santa Rosa business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Santa Rosa. State assistance helps with down payment and closing costs.
Premium Santa Rosa homes over $897K require jumbo loans. Less common but available for luxury properties.
Santa Rosa sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Santa Rosa investors. Buy rentals in entity names.
Conforming refinance for Santa Rosa homeowners. Best rates for loans under $897K.
FHA streamline refinance for Santa Rosa. Easiest way to lower your existing FHA rate.
VA streamline refi for Santa Rosa veterans. Fastest way to reduce your mortgage payment.
Turn Santa Rosa home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Santa Rosa homeowners. Access equity without replacing first mortgage.
Santa Rosa owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Santa Rosa investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Santa Rosa projects. Short-term financing for value-add investments.
Multifamily options for Santa Rosa investors. Finance apartment buildings with commercial loans.
Santa Rosa 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 Rosa buyers with qualifying income.
CalHFA programs popular in Santa Rosa. State assistance helps with down payment and closing costs.
Santa Rosa has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Santa Rosa buyers. Down payment assistance with no repayment.
Santa Rosa family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Santa Rosa 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 Rosa sits in the heart of Sonoma County wine country, about 55 miles north of San Francisco. Population is 178,221, median household income $92,604. The homeownership rate here is 55.7%, which is pretty typical for the Bay Area where renting is common. At $700K median home price, you're looking at a market that's expensive but still runs about half what you'd pay in San Francisco proper. For a household pulling in that $92K median, you'll need to stretch or look at creative financing, but it's doable if you've saved your down payment and have solid credit.
If you're buying with kids in mind, Santa Rosa has options spread across the city. Santa Rosa High, Montgomery High, Maria Carrillo High, and Piner High all serve different parts of town, and the quality varies by school, so dig into the ratings for your specific area. Santa Rosa Junior College is a solid community college that keeps some families local for the first two years of higher ed, which can factor into your long-term budget planning. The school district employs a ton of people here, so there's built-in community stability. When you're comparing neighborhoods, check which high school boundary you're in because that affects resale value and how fast your place will move when you eventually sell.
Here's the thing about Santa Rosa neighborhoods. They all cluster around that $700K median, which means you're mostly shopping by character and location rather than price tier. Railroad Square runs about $700K and gives you that historic downtown vibe with walkability to restaurants and shops, good for buyers who want conventional loans on older construction with character. Junior College Area hits the same price point, popular with faculty and families who want to be near campus, mix of single-family and smaller properties where FHA can work if you're a first-timer. Rincon Valley on the east side offers newer suburban development with shopping centers nearby, conventional loans are standard here. West End covers the western residential and commercial mix, also around $700K, attracts buyers who want quick access to Highway 101 heading north or south.
The commute situation is what keeps Santa Rosa from hitting San Francisco prices. You're looking at 69 minutes to SF on a good day, 62 minutes to Oakland, 106 minutes to San Jose, 99 minutes to Palo Alto. Highway 101 is your lifeline running north-south through town. Real talk, if you're commuting daily to the South Bay, that's brutal and you'll burn out. But if you work locally in healthcare, education, or county government, or if you're remote a few days a week, you get wine country living without the absolute insanity of Peninsula pricing. Local transit exists but most people drive. Your mortgage math needs to factor in whether you're filling the tank for a Bay Area commute or keeping it local.
The job base here is anchored by healthcare and public sector work. Santa Rosa Memorial Hospital, Sutter Santa Rosa Regional Hospital, and Kaiser Permanente are major employers, which means steady healthcare jobs that aren't going anywhere. Santa Rosa City Schools and Sonoma County government add thousands of public sector positions with decent benefits and stable income, the kind of employment that lenders love to see on mortgage applications. The economy took a hit from the 2017 Tubbs Fire and other wildfires, and that's something to understand when you're buying here. Insurance costs have climbed, and some carriers won't write new policies in certain zones. Make sure you factor fire insurance premiums into your total monthly housing cost when you're figuring out what you can afford, because that number might surprise you compared to other parts of California.
Common questions from Santa Rosa 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 Rosa 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 Rosa: 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 Rosa buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santa Rosa 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 Rosa 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 Rosa families purchase with minimal upfront cash.
2026 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Santa Rosa properties fall within conforming limits, maximizing your financing options.
For Santa Rosa'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 Rosa. 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 Rosa. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Santa Rosa. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Rosa 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 Rosa: 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 Rosa buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santa Rosa. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santa Rosa 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 Rosa 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 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Santa Rosa properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santa Rosa 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 Rosa 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 Rosa families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santa Rosa. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Santa Rosa. 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 Rosa'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 Rosa is $897,000 for 2025, which covers most homes in Sonoma County's market. This higher limit means you can use FHA financing with just 3.5% down on homes well above the median $700K price point. FHA loans are popular here among first. time buyers because of the lower down payment and more flexible credit requirements.
Most Santa Rosa buyers don't need a jumbo loan since the conforming loan limit is $897,000 and the median home price is around $700K. You'll only need jumbo financing if you're buying above $897,000, which represents the higher end of the local market. The majority of homes here fall comfortably within conventional, FHA, and VA loan limits.
The 2026 loan limits for Sonoma County haven't been announced yet, but the current 2025 limits are $897,000 for conforming, FHA, and VA loans. These limits are typically announced in late fall and may adjust based on home price trends. Given Santa Rosa's median price of $700K, current limits provide plenty of room for most buyers.
Yes, VA loans are very competitive in Santa Rosa with a loan limit of $897,000 and no down payment required for eligible veterans and service members. This limit covers the vast majority of homes in the area, including those above the $700K median price. VA loans are popular here because they offer 0% down with no mortgage insurance, making them one of the best financing options available.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Santa Rosa's market. Beyond that, CalHFA offers down payment assistance programs with grants and deferred loans, and Sonoma County has local programs for first. time buyers and moderate. income households. With the median income at $92,604 and homes around $700K, these programs can bridge the gap between what you've saved and what you need.
Down payments in Santa Rosa vary by loan type: you can put as little as 0% down with VA or USDA loans, 3% with conventional financing, or 3.5% with FHA loans. On a $700K home, that's $21,000 for conventional or $24,500 for FHA, though many buyers in this balanced market put down 5. 10% to strengthen their offers. Down payment assistance programs can help cover these costs if you're working with a limited savings.
Most lenders require a minimum credit score of 620 for conventional loans in Santa Rosa, while FHA loans can go as low as 580 (or even 500 with 10% down). VA loans typically want to see at least 580. 620, though some lenders may be more flexible. Given the competitive nature of Santa Rosa's market with homes around $700K, having a score above 640 will give you better rates and more options.
Choose a lender who knows Santa Rosa's market and can close on time in this balanced environment where both buyers and sellers have negotiating power. Compare rates and fees from at least three lenders, but also consider their responsiveness and experience with the loan type you need, whether that's FHA, VA, or conventional. A local lender familiar with Sonoma County's $700K median price range can often navigate appraisals and unique property situations more smoothly than out. of. area lenders.
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