Mortgage broker serving Sierra Madre, 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 Sierra Madre buyers, we match your unique situation to the right program.
The Sierra Madre market requires jumbo loan expertise for homes above the $1.25M threshold.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Sierra Madre 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 Sierra Madre home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Sierra Madre starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Sierra Madre 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 Sierra Madre 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 Sierra Madre 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 Sierra Madre home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Sierra Madre 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 Sierra Madre.
Self-employed? Sierra Madre bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Sierra Madre properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Sierra Madre buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Sierra Madre buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Sierra Madre moves. Purchase before your current home sells.
Entity financing for Sierra Madre investors. Purchase in LLC for asset protection.
Sierra Madre loans under $1.25M get conforming refinance rates. Best rates available.
Access Sierra Madre home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Sierra Madre homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Sierra Madre veterans. Lower your rate without appraisal or income docs.
Sierra Madre home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Sierra Madre homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Sierra Madre can use DSCR financing. Rental income qualifies the loan.
Sierra Madre rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Sierra Madre apartment buildings. Commercial rates for larger properties.
Hard money financing for Sierra Madre 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 Sierra Madre buyers with qualifying income.
CalHFA programs can help Sierra Madre first-time buyers. Check income limits for eligibility.
Sierra Madre family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Sierra Madre. Family member income helps qualification.
Check Sierra Madre 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
Sierra Madre sits at the base of the San Gabriel Mountains, about 14 miles northeast of downtown LA. Population is 11,151, median household income $128,056. The homeownership rate here is 56.2%, which is actually lower than you'd expect for a wealthy suburb, and there's a reason for that. At $1.3M median home price, you're looking at a minimum household income around $260K to qualify conventionally with 20% down. This is old money San Gabriel Valley, where properties rarely hit the market and when they do, they move fast.
If you're buying here with kids, the schools are a big part of what you're paying for. Sierra Madre Elementary and Sierra Madre Middle School both serve the community, and parents stick around once they buy in. Gooden School is a private option that draws families from across the San Gabriel Valley. Bethany Christian School adds another private choice. The thing is, you're not just paying for test scores, you're paying for small class sizes and a tight-knit community where everyone knows the principal. That stability shows up in resale values. Homes here don't sit long because families who want this environment will stretch their budget to get it.
Here's the thing about Sierra Madre: there's not a huge price spread because it's all expensive. Downtown and Kersting Court area runs around $1.3M for older Craftsman and Spanish Revival homes, typically 1920s-1940s construction on smaller lots. You'll need a jumbo loan since anything over $806,500 in LA County requires it. Upper Canyon area also hits $1.3M but you're getting hillside views and proximity to the trails, often with larger lots and more privacy. Both areas attract the same buyer profile: high earners who want a small town vibe without leaving LA County. Cash buyers are common here, but if you're financing, expect stricter jumbo loan requirements. Your lender will want to see 20-25% down and strong reserves.
The commute to downtown LA is about 25 minutes via the 210 and 110, which is incredibly short for a home at this price point. Santa Monica is 42 minutes, Long Beach 46 minutes, Irvine 55 minutes. You're paying a premium partly because you can work in LA without the brutal commute you'd face from Palmdale or the Inland Empire. Local transit exists but most residents drive since this is still suburban Southern California. The location is what keeps values high even when the broader market softens. You can't replicate being this close to LA while still having mountain access and a walkable downtown.
Real talk: most people who buy here don't work here. Sierra Madre City Government and Sierra Madre Unified School District are the main local employers, along with shops and restaurants along Kersting Court. The buyer profile is typically someone earning six figures in LA, Pasadena, or Burbank who wants to come home to a quiet foothill community. Tech workers, attorneys, healthcare executives, entertainment industry people. The local economy is stable but small. What matters for your mortgage decision is that you'll need documented income from wherever you actually work, and lenders will want to see that your job is secure enough to handle a $6K-$8K monthly payment on a typical home here.
Common questions from Sierra Madre 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 Sierra Madre 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 Sierra Madre: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Sierra Madre buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Sierra Madre 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 Sierra Madre 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 Sierra Madre families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Sierra Madre properties fall within conforming limits, maximizing your financing options.
For Sierra Madre'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 Sierra Madre. 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 Sierra Madre. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Sierra Madre. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Sierra Madre 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 Sierra Madre: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Sierra Madre buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Sierra Madre. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Sierra Madre 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 Sierra Madre 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Sierra Madre properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Sierra Madre 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 Sierra Madre 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 Sierra Madre families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Sierra Madre. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Sierra Madre. 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 Sierra Madre'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 Sierra Madre is $1,250,000 for 2025. This high. balance limit covers many homes in this premium foothill community, though properties at the median price of $1.3M and above will require jumbo financing. FHA loans require just 3.5% down with a credit score of 580 or higher.
You'll likely need a jumbo loan in Sierra Madre since most homes are priced between $1.25M and $2M. With the conforming loan limit at $1,250,000, any home priced above that threshold requires jumbo financing. Many dual. income professionals in Sierra Madre use jumbo loans with competitive rates and typically 10. 20% down.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These high. balance limits apply throughout the county, including Sierra Madre. Loan limits are typically announced in November, so these figures may be adjusted based on home price trends.
Yes, you can get a VA loan in Sierra Madre with a loan limit of $1,250,000 and no down payment required for eligible veterans. While this covers some entry. level homes in the area, many properties exceed this limit and would require a jumbo VA loan or a down payment to cover the difference. VA loans don't require mortgage insurance, which helps with affordability.
Our No Money Down program offers $0 down payment for qualified buyers in Sierra Madre. CalHFA programs provide down payment and closing cost assistance for first. time buyers, though income limits may exclude some dual. income professionals. Los Angeles County also offers programs that can help with lower. priced properties in the area.
For Sierra Madre's median home price of $1.3M, you'll typically need $130,000 to $260,000 down (10. 20%) for a jumbo loan. Conventional loans allow as little as 3. 5% down on homes under $1.25M, while FHA requires 3.5% and VA offers $0 down for eligible veterans. Many upgrading buyers use equity from their previous home to meet these requirements.
You'll generally need a credit score of at least 620 for conventional loans in Sierra Madre, though jumbo loans often require 680. 700 or higher for the best rates. FHA loans accept scores as low as 580 with 3.5% down. Given the premium price point, most lenders prefer seeing scores above 700 to qualify for competitive jumbo loan terms.
Choose a lender experienced with Sierra Madre's premium market and jumbo loan expertise, since most homes here exceed conforming limits. Look for competitive rates on high. balance loans, responsive communication, and a track record of closing on time in competitive markets. Local lenders often understand the area's unique property types, from Craftsman bungalows to hillside estates, which can smooth the approval process.
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