Mortgage broker serving Shasta Lake, 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 Shasta Lake buyers, we match your unique situation to the right program.
Shasta Lake offers entry into California homeownership with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Shasta Lake 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 Shasta Lake home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Shasta Lake starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Shasta Lake 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 Shasta Lake 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 Shasta Lake 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Shasta Lake buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Shasta Lake purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Shasta Lake. State programs reduce out-of-pocket costs significantly.
Veterans buy Shasta Lake homes with $0 down. Full VA benefits cover all properties here.
Many Shasta Lake properties qualify for USDA zero-down loans. Rural designation required.
All Shasta Lake properties qualify for conforming loans. 3% down minimum for first-time buyers.
Shasta Lake local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Shasta Lake homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Shasta Lake. Investors can purchase in entity names.
FHA streamline dominates Shasta Lake refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Shasta Lake veterans. No paperwork hassles, quick closing.
Many Shasta Lake homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Shasta Lake refinance qualifies for conforming rates. Best terms for rate reduction.
Shasta Lake owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Shasta Lake. Predictable payments for major expenses.
DSCR financing for Shasta Lake investors. Buy rentals based on property income potential.
Fix-and-flip financing for Shasta Lake investors. Buy distressed properties, renovate, sell.
Commercial hard money in Shasta Lake. Quick funding when timing is critical.
Multifamily loans available for Shasta Lake 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 Shasta Lake buyers with qualifying income.
CalHFA is a strong option for Shasta Lake. State programs reduce out-of-pocket costs significantly.
Shasta Lake local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Shasta Lake down payment help. Free money for qualified buyers.
Many Shasta Lake properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Shasta Lake benefit from gift of equity. No cash down payment needed.
Shasta Lake 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
Shasta Lake sits right at the base of Shasta Dam in California's North State, about 10 miles north of Redding. Population is just 1,376, but don't let that fool you. The median household income here is $108,438 and the homeownership rate hits 88.7%, which tells you this is a community of people who've settled in and bought property. At $313,500 median home price, you're getting into a house for roughly half what you'd pay in most of California, and if you're pulling in six figures, you'll qualify for a conventional loan without breaking a sweat.
Gateway Unified School District serves the area, and with a population this small, you're looking at tight-knit schools where teachers know every kid's name. The district covers kindergarten through high school, so your kids won't be bouncing between different systems. For families buying here, the school stability matters because you're not dealing with overcrowded classrooms or constant redistricting like you see in bigger cities. That 88.7% homeownership rate means the community is invested in keeping schools funded and functional. If you've got school-age kids and you're tired of the chaos in urban districts, this is the kind of place where your property taxes actually feel like they're going somewhere you can see.
Central Shasta Lake runs along Shasta Dam Boulevard and that's really where the action is, with homes sitting around $314K. You're looking at a mix of older homes and some newer builds, mostly single-family properties that work perfectly with conventional financing if you've got decent credit and income. The small population means inventory is tight, so when something hits the market, it moves fast. Most properties here are owner-occupied, which keeps the neighborhood stable and means your neighbors aren't transient renters. FHA loans work fine here too if you're a first-timer, but with that median income being what it is, most buyers in Shasta Lake are going conventional with 10-20% down. The lack of different neighborhood tiers means you're not stressing about which side of town to buy on.
Here's the thing about Shasta Lake: you're not commuting to San Francisco or LA. Those drives are 207 and 499 minutes respectively, which is basically saying don't even think about it. Redding is 10 miles south and that's your regional hub for shopping, healthcare, and jobs that aren't local. If you work for the Bureau of Reclamation at the dam or in the school district, your commute is measured in minutes, not hours. Local transit exists but let's be real, you need a car up here. The trade-off is you're living in one of the most beautiful parts of Northern California without the Bay Area mortgage payment hanging over your head.
The U.S. Bureau of Reclamation runs Shasta Dam and that's the anchor employer here, offering federal jobs with solid benefits and the kind of stability that makes lenders happy when you're applying for a mortgage. Gateway Unified School District employs teachers, administrators, and support staff. Beyond that, you've got retail and hospitality businesses serving the massive tourism traffic that comes for Shasta Lake recreation. The economy here is seasonal to some degree since summer brings the boaters and campers, but the dam jobs are year-round. If you're buying in Shasta Lake, you're either working locally, telecommuting, or you've already built your career and you're cashing out of somewhere expensive to live where your mortgage is a fraction of what you were paying.
Common questions from Shasta Lake 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 Shasta Lake 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 Shasta Lake: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Shasta Lake buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Shasta Lake 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 Shasta Lake 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 Shasta Lake families purchase with minimal upfront cash.
2026 Shasta County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Shasta Lake properties fall within conforming limits, maximizing your financing options.
For Shasta Lake'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 Shasta Lake. 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 Shasta Lake. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Shasta County, and structure your purchase to minimize upfront costs.
You still have options in Shasta Lake. 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 Shasta County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Shasta Lake 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 Shasta Lake: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Shasta Lake buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Shasta Lake. 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 Shasta County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Shasta Lake 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 Shasta Lake 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 Shasta County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Shasta Lake properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Shasta Lake 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 Shasta Lake 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 Shasta Lake families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Shasta Lake. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Shasta County, and structure your purchase to minimize upfront costs.
You still have options in Shasta Lake. 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 Shasta Lake'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 Shasta Lake is $541,000 for 2025. This limit is more than enough for the local market, where the median home price is around $314,000 and most homes fall between $300K and $450K. FHA loans are extremely popular here among first. time buyers who can qualify with as little as 3.5% down.
You won't need a jumbo loan in Shasta Lake. With conforming loan limits at $833,000 and the median home price around $314,000, virtually all homes here fall well within conventional and FHA loan limits. Jumbo loans are only necessary when purchasing above $833,000, which is rare in this entry. level market.
For 2025, Shasta County loan limits are $541,000 for FHA loans and $833,000 for both conventional conforming and VA loans. The 2026 limits typically get announced in November 2025, but given the area's affordable home prices averaging $314,000, current limits provide plenty of room. These limits are reviewed annually based on housing price trends.
Yes, VA loans are available in Shasta Lake with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer excellent benefits including $0 down payment and no mortgage insurance. With the median home price at $314,000, you'll have no trouble staying within the limit.
Our No Money Down program offers $0 down payment for qualified buyers in Shasta Lake. CalHFA programs are game. changers here, offering down payment and closing cost assistance grants that don't need to be repaid for first. time buyers. Some areas of Shasta Lake may also qualify for USDA loans with zero down, and Shasta County may offer additional local assistance programs for income. qualified buyers.
For a typical $314,000 home in Shasta Lake, you'd need as little as $10,990 with an FHA loan at 3.5% down, or $9,420 with a conventional loan at 3% down for first. time buyers. However, with down payment assistance programs like CalHFA or our No Money Down program, many buyers purchase with $0 out of pocket. VA and USDA loans also offer zero down options if you qualify.
Most FHA lenders in Shasta Lake require a minimum credit score of 580 for the 3.5% down payment option, though some may go as low as 500 with 10% down. Conventional loans typically need a 620 minimum score, while VA loans are often more flexible. Given that FHA dominates this market and most homes are in the $300K. $450K range, a 580+ score opens up the most affordable options.
Look for a Shasta Lake lender experienced with FHA loans and down payment assistance programs like CalHFA, since these are crucial in this entry. level market. The right lender should understand the local market where homes average $314,000 and be able to guide first. time buyers through DPA options. Compare rates, but also prioritize responsiveness and expertise with the loan programs that matter most to buyers with limited savings.
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