Mortgage broker serving Santee, 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 Santee buyers, we match your unique situation to the right program.
Santee 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 Santee 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 Santee home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Santee starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Santee 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 Santee 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 Santee 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 Santee buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Santee. Low down payment gets you into most properties here.
$0 down for Santee veterans. VA loans cover all properties with no PMI required.
Santee business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Santee. State assistance helps with down payment and closing costs.
Premium Santee homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Santee sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Santee investors. Buy rentals in entity names.
Conforming refinance for Santee homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Santee. Easiest way to lower your existing FHA rate.
VA streamline refi for Santee veterans. Fastest way to reduce your mortgage payment.
Turn Santee home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Santee homeowners. Access equity without replacing first mortgage.
Santee owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Santee investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Santee projects. Short-term financing for value-add investments.
Multifamily options for Santee investors. Finance apartment buildings with commercial loans.
Santee 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 Santee buyers with qualifying income.
CalHFA programs popular in Santee. State assistance helps with down payment and closing costs.
Santee has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Santee buyers. Down payment assistance with no repayment.
Santee family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Santee 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
Santee sits about 20 miles east of downtown San Diego in the East County foothills. Population is 59,497, median household income $101,777. The homeownership rate here is 73%, which tells you something about the family stability and long-term buyer commitment. At $760K median home price, you're paying less than coastal San Diego while staying close enough to commute. For a household pulling in $100K, you can actually qualify for a mortgage here without stretching into jumbo loan territory or draining every dollar from your savings.
The school situation is a big part of why families buy and stay in Santee. Santana High and West Hills High serve the area, and the Santee School District manages the elementary and middle schools including Cajon Park and Rio Seco Elementary. Ratings vary, but the district has been stable and the community is invested. When you're looking at a $760K mortgage, you want to know your kids have decent school options and that other families are committed to the area. That 73% homeownership rate means most of your neighbors aren't renting short-term, they're building equity alongside you. This matters for property values when you go to refinance or sell down the road.
Here's the thing about Santee: the neighborhoods don't vary wildly in price like they do in some cities. Carlton Hills runs around $760K, hillside homes with valley views in the northern part of town, mostly conventional loans with 10-20% down for buyers who've saved or are moving up from a previous property. The Santee Lakes area also hits that $760K median, residential streets around the recreation preserve in the eastern section, popular with families who want outdoor access without leaving the neighborhood. Downtown and the Trolley Square area, same price point, but you're trading views for walkability and trolley access to the rest of San Diego County. The consistent pricing across neighborhoods means you're choosing based on lifestyle, not just what you can afford. Most buyers here use conventional financing, though FHA works if you're putting down 3.5% and your income supports the payment at these price levels.
The commute to downtown San Diego is about 22 minutes, La Jolla 29 minutes. That's the whole value proposition right there. You're close enough to work in the city without paying La Jolla or Mission Valley prices. The Santee Trolley Station connects you to the rest of the county on public transit, which matters if you're trying to be a one-car household or your spouse works downtown. No major highways cut through Santee itself, but you're minutes from I-8 and SR-52. Real talk, this proximity is why Santee hasn't stayed cheap like the outer East County communities. You're paying for that 20-minute commute in your mortgage, but you're saving compared to anything west of the 805.
The Santee School District and Grossmont-Cuyamaca Community College District are major employers, giving the area a solid public sector job base. The City of Santee itself employs a fair number of residents. Retail is big here, especially around Santee Trolley Square where you'll find shopping centers and a Costco that serves the whole East County. Most buyers in Santee either work locally in education, retail, or city jobs, or they commute into San Diego proper for higher-paying positions. The job mix supports that $101K median income, which is high enough to qualify for a $760K mortgage without being house poor. If you're relocating for work in San Diego, buying in Santee means your housing payment won't eat your entire paycheck.
Common questions from Santee 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 Santee 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 Santee: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Santee buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Santee 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 Santee 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 Santee families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Santee properties fall within conforming limits, maximizing your financing options.
For Santee'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 Santee. 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 Santee. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Santee. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santee 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 Santee: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Santee buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Santee. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Santee 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 Santee 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 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Santee properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Santee 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 Santee 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 Santee families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Santee. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Santee. 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 Santee'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 Santee is $1,010,000 for 2025, which covers most homes in the area since the median price is around $760K. This higher limit reflects San Diego County's designation as a high. cost area. You'll be able to finance a typical Santee home with just 3.5% down using an FHA loan.
Most Santee buyers don't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $760K. You'd only need a jumbo loan if you're purchasing a home above $1.1 million. The majority of homes in Santee fall comfortably within conventional and FHA loan limits.
For 2025, San Diego County loan limits are $1,100,000 for conforming loans, $1,010,000 for FHA loans, and $1,100,000 for VA loans. These limits apply to Santee and all other San Diego County cities. The 2026 limits typically get announced in November 2025 and usually adjust based on home price trends.
Yes, VA loans are very competitive in Santee with a loan limit of $1,100,000, which covers virtually all homes in the area. Eligible veterans and service members can purchase with $0 down and no mortgage insurance. VA loans are an excellent option for the many military. connected buyers in San Diego County.
Our No Money Down program offers $0 down payment for qualified buyers purchasing in Santee. Additionally, CalHFA offers down payment assistance grants and deferred. payment junior loans for first. time and repeat buyers. San Diego County also provides various DPA programs that can help with down payments and closing costs, especially beneficial given Santee's $760K median price.
Down payment requirements in Santee vary by loan type: conventional loans need as little as 3% down ($22,800 on a $760K home), FHA requires 3.5% ($26,600), and VA or USDA loans offer $0 down options. With the median home at $760K, many buyers use down payment assistance or opt for low. down. payment programs to make homeownership more accessible.
Most Santee buyers can qualify with a credit score of 620 for conventional loans or 580 for FHA loans with 3.5% down. If you have a 500. 579 credit score, you may still qualify for FHA with 10% down. Given Santee's balanced market and $760K median price, lenders are competitive and many offer flexible options for buyers with solid financial profiles.
Look for a lender experienced with Santee's balanced market who can explain all your options including conventional, FHA, and VA loans for the $600K. $900K price range. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience with San Diego County down payment assistance programs. A responsive local lender who understands Santee's market dynamics can make your home purchase smoother and potentially save you thousands.
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