Mortgage broker serving Saratoga, 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 Saratoga buyers, we match your unique situation to the right program.
Saratoga's luxury market requires specialized jumbo financing expertise for properties well above the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Saratoga 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 Saratoga home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Saratoga starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Saratoga 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 Saratoga 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 Saratoga homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| 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 Saratoga home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Saratoga homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Saratoga buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Saratoga buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Saratoga home before selling. Bridge loans cover the gap between properties.
International buyers purchase Saratoga properties with foreign national loans. No US credit required.
Saratoga tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Saratoga investors buy in LLC names. Asset protection with entity financing.
Saratoga homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Saratoga properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Saratoga homeowners. Flexible credit line against substantial equity.
Home equity loans for Saratoga owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Saratoga veterans. Refinance existing VA loan with no appraisal needed.
Saratoga investors can cash-out immediately after purchase. No seasoning required.
Saratoga investment properties qualify on rental income alone. DSCR loans skip employment verification.
Saratoga renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Saratoga apartment buildings. 5+ unit commercial loans available.
Hard money for Saratoga commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Saratoga buyers with qualifying income.
CalHFA assistance technically available but rarely used in Saratoga's luxury market.
Family property transfers in Saratoga use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Saratoga purchases. Non-occupant co-borrower boosts qualifying income.
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
Saratoga sits in the Santa Clara County foothills, population 30,771, with a median household income of $237,730. The homeownership rate is 87.1%, one of the highest in California, and the median home price is $4.4M. This isn't a market where conventional loan limits matter much. You're looking at jumbo financing, significant down payments, and buyers who've either built serious wealth in tech or are cashing out equity from other Bay Area properties. If you're shopping here, you're already past the first-time buyer phase.
The schools are the main reason families pay Saratoga prices. Saratoga High consistently ranks as one of the top public schools in California, Redwood Middle pulls exceptional scores, and elementaries like Argonaut and Foothill are highly rated. When you're financing a $4M+ home, you're not just buying the property. You're buying into a school district that drives resale value and keeps demand consistently high. Families who buy here tend to stay through high school graduation, which means low turnover and stable neighborhoods. That 87.1% ownership rate tells you most people aren't renting. They're committed long-term, and that stability is what you're paying for alongside the schools.
The median across Saratoga hovers around $4.4M, but lot size, views, and condition create variation within that range. Saratoga Village offers walkability and proximity to downtown shops and restaurants, with homes typically requiring jumbo loans and 20-25% down to get competitive rates. West Saratoga features hillside properties with more privacy and open space access, same price tier, same jumbo financing requirements. Montalvo sits near the Villa Montalvo estate in the foothills, larger parcels with scenic views, and you'll see some properties push above $5M depending on acreage and updates. All three areas require strong financials. Lenders will want to see significant liquid assets beyond your down payment, and debt-to-income ratios matter even more at this price point.
San Jose is 20 minutes away, Palo Alto 21 minutes, San Francisco 54 minutes, Oakland 55 minutes. The commute flexibility matters because many Saratoga buyers work in tech across multiple South Bay and Peninsula employers. You're not locked into one job corridor, which gives you career mobility without having to sell and relocate. There's no major highway running directly through town, which keeps traffic manageable and preserves the quiet residential feel. That lack of through-traffic is part of what you're paying for. If you need to commute daily to SF, you'll feel it, but most buyers here either work closer or have hybrid schedules that make the distance workable.
The largest employers in Saratoga itself are the school districts and city government. But that's not why people can afford to live here. The broader South Bay and Silicon Valley economy drives purchasing power. Buyers are typically tech executives, engineers with stock compensation, or professionals who've accumulated wealth over years in the Bay Area. When you're applying for a jumbo loan at this price point, lenders will scrutinize income sources closely, especially if a chunk comes from stock options or bonuses. You'll need solid documentation and often a larger cash reserve than you would for a conventional loan. The local job market is stable but small. The real economic story is proximity to the wealth engines in San Jose, Palo Alto, and Mountain View.
Common questions from Saratoga 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 Saratoga 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 Saratoga: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Saratoga buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Saratoga 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 Saratoga 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 Saratoga families purchase with minimal upfront cash.
2026 Santa Clara County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Saratoga properties fall within conforming limits, maximizing your financing options.
For Saratoga'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 Saratoga. 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 Saratoga. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Clara County, and structure your purchase to minimize upfront costs.
You still have options in Saratoga. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Santa Clara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Saratoga 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 Saratoga: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Saratoga buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Saratoga. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Santa Clara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Saratoga 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 Saratoga closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Santa Clara County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Saratoga properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Saratoga 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 Saratoga 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 Saratoga families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Saratoga. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Clara County, and structure your purchase to minimize upfront costs.
You still have options in Saratoga. 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 Saratoga'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 Saratoga is $1.25M for 2025. However, with a median home price of $4.4M, FHA loans aren't practical for most Saratoga properties since they can't cover the typical purchase price in this ultra. luxury market.
Yes, you'll almost certainly need a jumbo loan in Saratoga since the median home price is $4.4M, well above the $1.25M conforming loan limit. Jumbo loans are the standard financing option here, designed specifically for high. net. worth buyers purchasing luxury properties.
For 2025, Santa Clara County's conforming loan limit is $1.25M, with FHA and VA limits also at $1.25M. The 2026 limits haven't been announced yet, but given Saratoga's $4.4M median price, most buyers will need jumbo financing regardless of any limit increases.
Yes, VA loans are available in Saratoga with a loan limit of $1.25M for zero down payment. However, since most Saratoga homes are priced at $3M+, you'd need a substantial down payment to cover the difference, making jumbo loans more practical for most veterans buying here.
Our No Money Down program offers $0 down payment for qualified buyers. However, traditional DPA programs like CalHFA have income limits (typically under $200K) that most Saratoga buyers exceed given the area's $237,730 median income. High. net. worth buyers here typically use jumbo financing with conventional down payments instead.
For jumbo loans in Saratoga's ultra. luxury market, you'll typically need 20% down, which means around $880K on the $4.4M median. priced home. Many Saratoga buyers put down significantly more or pay cash entirely, given that 87.1% of residents are homeowners with substantial equity and assets.
Jumbo loans in Saratoga typically require a minimum credit score of 680 to 700, though many lenders prefer 720+ for the best rates on multi. million dollar properties. Given the complexity of high. net. worth finances, strong credit, substantial assets, and low debt. to. income ratios are essential for approval.
In Saratoga's ultra. luxury market, choose a lender with extensive jumbo loan experience who understands complex income situations like stock options, business ownership, and investment portfolios. Look for someone who can structure creative financing solutions for $3M+ properties and has relationships with private banks that cater to high. net. worth individuals.
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