Mortgage broker serving Scotts Valley, 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 Scotts Valley buyers, we match your unique situation to the right program.
Scotts Valley buyers face financing complexity with many properties exceeding 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 Scotts Valley 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 Scotts Valley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Scotts Valley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Scotts Valley 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 Scotts Valley 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 Scotts Valley 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 Scotts Valley home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Scotts Valley 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 Scotts Valley.
Self-employed? Scotts Valley bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Scotts Valley properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Scotts Valley buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Scotts Valley buyers can use FHA with 3.5% down. Limit is $1.13M.
Bridge financing for Scotts Valley moves. Purchase before your current home sells.
Entity financing for Scotts Valley investors. Purchase in LLC for asset protection.
Scotts Valley loans under $1.25M get conforming refinance rates. Best rates available.
Access Scotts Valley home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Scotts Valley homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Scotts Valley veterans. Lower your rate without appraisal or income docs.
Scotts Valley home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Scotts Valley homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Scotts Valley can use DSCR financing. Rental income qualifies the loan.
Scotts Valley rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Scotts Valley apartment buildings. Commercial rates for larger properties.
Hard money financing for Scotts Valley 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 Scotts Valley buyers with qualifying income.
CalHFA programs can help Scotts Valley first-time buyers. Check income limits for eligibility.
Scotts Valley family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Scotts Valley. Family member income helps qualification.
Check Scotts Valley 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
Scotts Valley sits in the Santa Cruz Mountains between Silicon Valley and the coast, about 30 miles south of San Jose. Population is 12,239, median household income $136,867. The homeownership rate here is 73.6%, which tells you people who buy here tend to stay. At $1.3M median home price, this isn't an entry-level market. You're looking at conventional or jumbo financing, and with household incomes running high, most buyers here are tech workers, executives, or dual-income professionals who want small-town feel with access to both the Valley and the beach.
The schools are a major reason families stretch their budgets to buy here. Scotts Valley High, Scotts Valley Middle, Brook Knoll Elementary, and Vine Hill Elementary all serve a tight-knit district that parents consistently rate well. The small-town school environment is what you're paying for at this price point. When you're financing a $1.3M home, you want to know your kids aren't getting lost in overcrowded classrooms. The district's stability matters for resale too. Families moving up from San Jose or over from Santa Cruz specifically target this area for the schools, which keeps demand steady even when rates climb.
Here's the thing about Scotts Valley. It's small enough that neighborhoods blend together more than they divide. The Downtown and Town Center area along Mount Hermon Road runs around $1.3M, putting you close to retail and services with walkable access to Scotts Valley Town Center. The Skypark area up in the hills also hits that $1.3M mark, giving you more elevation and views near the old Santa's Village site. Most properties here need conventional or jumbo loans depending on your down payment. If you're putting down 20% on $1.3M, you're financing just over $1M, which keeps you in conventional territory. Less than that, and you're looking at jumbo rates, which is why most buyers here come in with substantial equity from a previous sale or stock compensation.
The commute to San Francisco runs about 75 minutes via Highway 17 to 85 to 280, longer if 17 is backed up or foggy. That's the trade you make for living between the mountains and the coast. Most buyers here work in Silicon Valley rather than SF proper, cutting the commute to 30-40 minutes to San Jose or Los Gatos. Local transit exists but let's be real, you're driving. The location works if you've got flexibility with your schedule or you're willing to trade commute time for quality of life. Remote work has made this area more viable for tech workers who only go into the office a few days a week, which has kept prices firm even as rates have risen.
Scotts Valley Unified School District is the largest employer, followed by the City of Scotts Valley itself and retail operations at Scotts Valley Town Center. Borland Software put this town on the map back in the day, and while the tech presence isn't what it was, the legacy remains. Most residents here commute to Silicon Valley for work, which explains that $136K median household income. The local economy supports the residential base more than it drives it. When you're underwriting income for a loan here, lenders see stable W-2 employment from major tech companies down the hill. That employment stability is why approval rates stay high even at these price points.
Common questions from Scotts Valley 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 Scotts Valley 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 Scotts Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Scotts Valley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Scotts Valley 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 Scotts Valley 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 Scotts Valley families purchase with minimal upfront cash.
2026 Santa Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Scotts Valley properties fall within conforming limits, maximizing your financing options.
For Scotts Valley'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 Scotts Valley. 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 Scotts Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Scotts Valley. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Scotts Valley 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 Scotts Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Scotts Valley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Scotts Valley. 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 Cruz County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Scotts Valley 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 Scotts Valley 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 Cruz County limits: FHA $1,127,500, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Scotts Valley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Scotts Valley 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 Scotts Valley 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 Scotts Valley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Scotts Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Cruz County, and structure your purchase to minimize upfront costs.
You still have options in Scotts Valley. 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 Scotts Valley'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 Scotts Valley is $1,130,000 for 2025. This high. balance limit reflects Santa Cruz County's premium housing market, though many homes in Scotts Valley exceed this amount given the $1.3M median price. You'll want to explore conventional or jumbo options if you're looking at properties above this threshold.
You'll need a jumbo loan for homes priced above $1,250,000 in Scotts Valley, which applies to many properties since the median is $1.3M. Homes between $1.25M and $2M are common here, so roughly half of buyers end up using jumbo financing. The good news is that qualified buyers with strong credit and income can access competitive jumbo rates.
For 2026, Santa Cruz County's conforming loan limit is $1,250,000, the FHA limit is $1,130,000, and the VA limit is $1,250,000. These high. balance limits reflect the area's premium real estate market. Final 2026 limits are typically announced in November 2025, but significant changes are unlikely given the county's established high. cost status.
Yes, VA loans are available in Scotts Valley with a loan limit of $1,250,000 and no down payment required for eligible veterans. This covers a good portion of the market, though you'll need alternative financing for homes above that amount. Many dual. income professional families with military service successfully use VA loans here.
Our No Money Down program offers $0 down payment for qualified buyers, which can be particularly valuable in this premium market. CalHFA programs and Santa Cruz County housing assistance may also be available for lower. priced properties or first. time buyers. Given the $1.3M median price, most assistance programs work best for homes on the lower end of the market.
Most buyers in Scotts Valley put down 10% to 20%, which means $130,000 to $260,000 on the median $1.3M home. Conventional loans require just 3% to 5% down if you're comfortable with PMI, while jumbo loans typically require 10% to 20% depending on the lender. Many upgrading professionals use equity from their previous home to meet these requirements.
You'll typically need a credit score of at least 620 for conventional loans, though 680+ gets you better rates in this price range. Jumbo loans, which many Scotts Valley buyers need, usually require 700+ for competitive terms. Given that most buyers here are established dual. income professionals, scores in the 720. 760 range are common.
Look for a lender experienced with high. balance conforming and jumbo loans, since Scotts Valley's $1.3M median price often requires specialized financing. You'll want someone who can clearly explain your options across the $1.25M conforming limit and provide competitive rates for larger loan amounts. Compare at least three lenders on rates, fees, and their track record closing premium Santa Cruz County properties on time.
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