Mortgage broker serving Simi 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 Simi Valley buyers, we match your unique situation to the right program.
Simi Valley's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Simi 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 Simi Valley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Simi Valley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Simi 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 Simi 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 Simi Valley 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 |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $1,249,125 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Jumbo | 15-20% | 680+ | Properties exceeding $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
| Reverse Mortgage | N/A | No minimum | Homeowners 62+ tapping equity without payments |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Standard option for Simi Valley buyers. Most homes under $1.03M with competitive rates.
Strong FHA option in Simi Valley. Low down payment gets you into most properties here.
$0 down for Simi Valley veterans. VA loans cover all properties with no PMI required.
Simi Valley business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Simi Valley. State assistance helps with down payment and closing costs.
Premium Simi Valley homes over $1.03M require jumbo loans. Less common but available for luxury properties.
Simi Valley sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Simi Valley investors. Buy rentals in entity names.
Conforming refinance for Simi Valley homeowners. Best rates for loans under $1.03M.
FHA streamline refinance for Simi Valley. Easiest way to lower your existing FHA rate.
VA streamline refi for Simi Valley veterans. Fastest way to reduce your mortgage payment.
Turn Simi Valley home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Simi Valley homeowners. Access equity without replacing first mortgage.
Simi Valley owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Simi Valley investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Simi Valley projects. Short-term financing for value-add investments.
Multifamily options for Simi Valley investors. Finance apartment buildings with commercial loans.
Simi Valley investors use hard money for quick closes. Higher rate but fast funding.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Simi Valley buyers with qualifying income.
CalHFA programs popular in Simi Valley. State assistance helps with down payment and closing costs.
Simi Valley has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Simi Valley buyers. Down payment assistance with no repayment.
Simi Valley family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Simi Valley purchases. Family member income boosts 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
Simi Valley sits in Ventura County's southeast corner, population 126,153, tucked between the Santa Susana Mountains and the Simi Hills. Median household income here is $112,144, and the homeownership rate hits 72.8%. That's one of the highest ownership rates in Southern California, and it tells you something important: people who buy here tend to stay. At $835K median, you're looking at a price point that requires serious income to qualify, but you're getting into Ventura County without paying Thousand Oaks or Westlake Village prices.
The school situation is a big part of why that homeownership rate stays so high. Simi Valley High, Royal High, and Santa Susana High all serve different parts of the city, and the district has a solid reputation that directly affects your property values. Families move here specifically for the schools, which means when you go to sell, you've got a built-in buyer pool of parents willing to stretch their budget. The $835K median reflects that school premium. You're not just paying for the house, you're paying for access to a district that keeps resale values stable even when the broader market softens.
Wood Ranch is the name that comes up most when people talk about Simi Valley real estate. It's a master-planned community on the eastern side with newer builds, good schools, and that suburban family vibe that justifies the $835K entry point. Most buyers here use conventional loans with 10-20% down, and you'll need income around $200K to comfortably qualify at current rates. Big Sky runs similar pricing and attracts the same demographic. Both neighborhoods skew toward families with dual incomes, often one or both commuting to LA or the Valley. The older parts of Simi Valley closer to the 118 can dip below that median, sometimes into the high $600Ks for older ranch homes, which opens up options if you're willing to put in some work.
The commute is what makes or breaks Simi Valley for most buyers. You're 50 minutes to downtown LA on a good day via the 118 to the 405, 44 minutes to Santa Monica if traffic cooperates. Real talk: it rarely cooperates. That drive is why Simi Valley costs $835K instead of $1.2M like comparable parts of the Westside. If you work in Burbank, Woodland Hills, or anywhere in the San Fernando Valley, the commute is manageable and the math works. If you're headed to Irvine regularly, that 91-minute drive will wear you down fast. Most people buying here either work locally, work remote, or have accepted that commute as the price of getting into a good school district with a yard.
Simi Valley Unified School District is the biggest employer, which gives the local economy some stability even when other sectors contract. Simi Valley Hospital, Ventura County government offices, and the City of Simi Valley itself round out the public and semi-public sector jobs. But here's the thing: most households earning $112K aren't doing it on one local job. The income levels here reflect dual-income professional households, often with at least one person commuting out for work. That creates a stable buyer pool but also means the market here moves with LA's job market. When tech and entertainment are hiring, Simi Valley sees more buyers. When those sectors contract, things slow down.
At $835K, you're getting into Ventura County, which matters for taxes and schools, without paying the premium for coastal access. The Ronald Reagan Presidential Library puts Simi Valley on the map nationally, and the surrounding parks like Rocky Peak and Corriganville give you hiking and open space that buyers from denser parts of LA are willing to pay for. The 72.8% homeownership rate means most of your neighbors aren't transient renters. That stability affects everything from school funding to how well neighborhoods maintain their curb appeal. When you're putting down $167K on a conventional 20% down payment, you want to know the area will hold its value. The ownership rate here suggests it will.
Common questions from Simi 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 Simi 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 Simi 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 Simi Valley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Simi 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 Simi 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 Simi Valley families purchase with minimal upfront cash.
2026 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Simi Valley properties fall within conforming limits, maximizing your financing options.
For Simi 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 Simi 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 Simi Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Simi 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Simi 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 Simi 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 Simi Valley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Simi 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 Ventura County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Simi 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 Simi 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 Ventura County limits: FHA $977,500, Conventional $1,035,000. Any loan above $1,035,000 is a jumbo loan. Most Simi Valley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Simi 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 Simi 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 Simi Valley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Simi Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Ventura County, and structure your purchase to minimize upfront costs.
You still have options in Simi 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 Simi 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 Simi Valley is $978,000 for 2025. This covers most homes in the area since the median home price is around $835,000, making FHA loans a popular choice for first. time and move. up buyers alike.
Most buyers in Simi Valley won't need a jumbo loan since the conforming loan limit is $1.03 million and the median home price is $835,000. You'll only need a jumbo loan if you're purchasing a home above $1.03 million, which represents the higher end of the local market.
For 2025, Ventura County's loan limits are $1.03 million for conforming and VA loans, and $978,000 for FHA loans. The 2026 limits typically get announced in November 2025, and they often increase slightly based on home price trends.
Yes, VA loans are very competitive in Simi Valley with a loan limit of $1.03 million, which covers the vast majority of homes in the area. If you're a qualified veteran or active. duty service member, you can purchase most Simi Valley homes with $0 down and no PMI.
Our No Money Down program offers $0 down payment for qualified buyers in Simi Valley. Additionally, CalHFA programs and Ventura County housing assistance programs can provide down payment and closing cost help, particularly beneficial given the area's $835,000 median home price.
Down payments in Simi Valley vary by loan type. Conventional loans typically require 3% to 5% down ($25,000 to $42,000 on an $835,000 home), while FHA loans need just 3.5% down, and VA loans offer $0 down for eligible veterans.
Most lenders require a minimum credit score of 620 for conventional loans and 580 for FHA loans in Simi Valley. However, you'll get better interest rates with scores above 680, which can save you significantly on a typical $835,000 home purchase.
Look for a lender experienced with Simi Valley's balanced market who can offer multiple loan options including conforming, FHA, and VA products. Compare rates, fees, and closing timelines, and choose someone who understands local programs and can guide you through the area's competitive $600K to $900K price range.
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