Mortgage broker serving Seal Beach, 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 Seal Beach buyers, we match your unique situation to the right program.
Buyers breaking into Seal Beach's market need down payment assistance and flexible programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Seal Beach 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 Seal Beach home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Seal Beach starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Seal Beach 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 Seal Beach 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 Seal Beach 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Seal Beach purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Seal Beach. State programs reduce out-of-pocket costs significantly.
Veterans buy Seal Beach homes with $0 down. Full VA benefits cover all properties here.
Many Seal Beach properties qualify for USDA zero-down loans. Rural designation required.
All Seal Beach properties qualify for conforming loans. 3% down minimum for first-time buyers.
Seal Beach local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Seal Beach homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Seal Beach. Investors can purchase in entity names.
FHA streamline dominates Seal Beach refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Seal Beach veterans. No paperwork hassles, quick closing.
Many Seal Beach homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Seal Beach refinance qualifies for conforming rates. Best terms for rate reduction.
Seal Beach owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Seal Beach. Predictable payments for major expenses.
DSCR financing for Seal Beach investors. Buy rentals based on property income potential.
Fix-and-flip financing for Seal Beach investors. Buy distressed properties, renovate, sell.
Commercial hard money in Seal Beach. Quick funding when timing is critical.
Multifamily loans available for Seal Beach apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Seal Beach buyers with qualifying income.
CalHFA is a strong option for Seal Beach. State programs reduce out-of-pocket costs significantly.
Seal Beach local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Seal Beach down payment help. Free money for qualified buyers.
Many Seal Beach properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Seal Beach benefit from gift of equity. No cash down payment needed.
Seal Beach first-time buyers often use co-borrowers. Family help for 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
Seal Beach sits at the northern edge of Orange County where the San Gabriel River meets the Pacific, about 30 miles southeast of LA. Population is 25,046, median household income $75,507. The homeownership rate here is 76.2%, one of the highest in coastal Southern California, and that tells you something important. At $427K median home price, you're getting actual beach access in Orange County for less than half what you'd pay in Newport or Laguna. That price point makes Seal Beach one of the last places where a household earning $75-80K can potentially qualify for a mortgage on a coastal property without going jumbo.
If you're buying with kids in mind, the school situation here punches above its weight for a small beach town. McGaugh Elementary and Zoeter Elementary both serve the community, and students feed into Los Alamitos High School, which consistently ranks as one of the better public high schools in Orange County. The schools matter for two reasons when you're financing a home here. First, good schools mean families stay put, which keeps that 76.2% ownership rate stable and protects your property value. Second, when it comes time to sell, being in the Los Alamitos Unified School District is a selling point that helps your home move faster and often above asking. The small town size means class sizes tend to be manageable, and parents actually know their kids' teachers.
Here's the thing about Seal Beach neighborhoods. They're wildly different, and where you buy determines both your lifestyle and your financing options. Old Town runs around $427K for smaller beach cottages and condos near Main Street and the pier, this is where FHA and conventional loans with lower down payments make sense for first-timers who want walkable beach life. The Hill sits on elevated ground with single-family homes in the same price range, attracting families who want yards and views without losing the beach town vibe. Leisure World is its own universe, a massive gated senior community where age-restricted condos go for around $427K, cash buyers are common but financing is available if you meet the 55+ requirement. Then there's Surfside Colony, an exclusive gated beachfront enclave where you're looking at $2M+ for direct sand access, strictly jumbo loan territory. Most buyers focus on Old Town or The Hill where conventional financing actually works.
The commute situation is what makes Seal Beach's pricing possible compared to other Orange County beach towns. You're 42 minutes to downtown LA, 47 to Santa Monica, 28 to Irvine, and just 23 to Long Beach. Pacific Coast Highway runs right through town, and you can hop on the 405 or 22 freeways within minutes. Real talk, if you work in Long Beach or the South Bay, this commute is nothing and you're getting beach living at a price point that doesn't require a jumbo loan. If you're headed to Irvine or Orange County's job centers, it's a reverse commute that's usually manageable. The proximity to major employment centers without the Newport Beach price tag is exactly why that homeownership rate stays so high here.
Naval Weapons Station Seal Beach is the elephant in the room employment-wise, it's a major presence that brings federal jobs and steady income to the area. Boeing's nearby facilities in Huntington Beach employ a lot of Seal Beach residents in aerospace and defense. Los Alamitos Unified School District provides public sector stability, and the City of Seal Beach itself employs local workers. The job mix skews toward defense, aerospace, education, and service industries supporting the beach community. What matters for your mortgage is this: the military and aerospace presence means steady employment that lenders like to see on loan applications. And if you work at the base or Boeing, you're looking at a sub-15 minute commute, which means you can actually enjoy living at the beach instead of just sleeping there between freeway marathons.
Common questions from Seal Beach 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 Seal Beach 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 Seal Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Seal Beach buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Seal Beach 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 Seal Beach 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 Seal Beach families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Seal Beach properties fall within conforming limits, maximizing your financing options.
For Seal Beach'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 Seal Beach. 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 Seal Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Seal Beach. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Seal Beach 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 Seal Beach: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Seal Beach buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Seal Beach. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Seal Beach 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 Seal Beach 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Seal Beach properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Seal Beach 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 Seal Beach 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 Seal Beach families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Seal Beach. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Seal Beach. 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 Seal Beach'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 Seal Beach is $1,250,000 for 2025, which covers most homes in this coastal Orange County community. With a median home price around $427K, you'll have plenty of room under the FHA limit. This makes FHA loans an excellent option for first. time buyers who can qualify with as little as 3.5% down and credit scores as low as 580.
You won't need a jumbo loan for most Seal Beach homes since the conforming loan limit is $1,250,000 and the median price is around $427K. Only luxury properties or beachfront homes exceeding $1.25M would require jumbo financing. The high loan limits in Orange County mean you can take advantage of better rates and terms available with conventional, FHA, or VA loans.
For 2026, Orange County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout the county, including Seal Beach, and are significantly higher than the national baseline due to the area's elevated home prices. The limits are typically announced in November 2025, but they're expected to remain at or near current levels.
Yes, VA loans are available in Seal Beach with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With the median home price at $427K, most properties fall well within VA limits. VA loans offer competitive rates, no PMI, and are perfect for military buyers looking to purchase in this beach community.
Our No Money Down program offers $0 down payment for qualified buyers in Seal Beach. CalHFA programs are extremely popular here, offering down payment and closing cost assistance with first mortgage options that work great for homes in the $400K range. Orange County also offers local DPA programs, and some areas may qualify for USDA loans, making homeownership accessible even with limited savings.
You can buy a Seal Beach home with as little as 3.5% down using an FHA loan, which means around $15,000 on a $427K home. VA loans and USDA loans require $0 down for eligible buyers, and our No Money Down program can eliminate your down payment requirement entirely. Conventional loans typically require 5% down for first. time buyers, though 20% down helps you avoid PMI.
You can qualify for an FHA loan in Seal Beach with a credit score as low as 580, or even 500 with 10% down. Conventional loans typically require a 620 minimum, while VA loans are more flexible with credit requirements. Given the median home price of $427K, lenders will look at your complete financial picture, but scores above 640 will give you access to the best rates and DPA programs.
Choose a Seal Beach lender who specializes in FHA loans and down payment assistance programs, since these are crucial for first. time buyers in this market. Look for someone who understands Orange County's high loan limits and can help you navigate CalHFA and local DPA options. The right lender will compare multiple loan types for your situation and help you maximize your buying power in the $400K price range.
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