Mortgage broker serving Sonora, 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 Sonora buyers, we match your unique situation to the right program.
Sonora provides affordable options for buyers who leverage the right loan programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Sonora 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 Sonora home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Sonora starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Sonora 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 Sonora 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 Sonora 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 Sonora buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Sonora purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Sonora. State programs reduce out-of-pocket costs significantly.
Veterans buy Sonora homes with $0 down. Full VA benefits cover all properties here.
Many Sonora properties qualify for USDA zero-down loans. Rural designation required.
All Sonora properties qualify for conforming loans. 3% down minimum for first-time buyers.
Sonora local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Sonora homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Sonora. Investors can purchase in entity names.
FHA streamline dominates Sonora refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Sonora veterans. No paperwork hassles, quick closing.
Many Sonora homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Sonora refinance qualifies for conforming rates. Best terms for rate reduction.
Sonora owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Sonora. Predictable payments for major expenses.
DSCR financing for Sonora investors. Buy rentals based on property income potential.
Fix-and-flip financing for Sonora investors. Buy distressed properties, renovate, sell.
Commercial hard money in Sonora. Quick funding when timing is critical.
Multifamily loans available for Sonora 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 Sonora buyers with qualifying income.
CalHFA is a strong option for Sonora. State programs reduce out-of-pocket costs significantly.
Sonora local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Sonora down payment help. Free money for qualified buyers.
Many Sonora properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Sonora benefit from gift of equity. No cash down payment needed.
Sonora 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
Sonora sits in the Sierra Nevada foothills about 2.5 hours east of the Bay Area. Population is 4,963, median household income $60,492. The homeownership rate here is 48.6%, lower than the state average, which tells you something about the rental market and vacation property mix. At $314K median home price, you're looking at one of the most affordable Gold Rush towns left in California where someone earning around $60K can actually qualify for a conventional loan on a single-family home.
If you're buying with kids in mind, Sonora High and Sonora Elementary serve most families in town. The schools aren't rated at the top of state rankings, but they're stable and serve a small community where teachers know their students. Curtis Creek Elementary offers another option depending on where you land. The thing about buying in a town this size is that your resale pool will always include families who want the small-town mountain lifestyle, not test scores that compete with suburban districts. Properties near the schools tend to move faster when they hit the market because walkability matters when you've got elementary-age kids.
Historic Downtown runs around $314K and puts you right in the middle of Gold Rush architecture and walkable shops along Washington Street and Bradford. These are mostly older homes with character, some updated, some needing work. FHA loans work fine here if you find a property that passes inspection, but be ready for older systems and quirks. Phoenix Lake Area also sits around $314K and attracts buyers who want quick access to the lake for recreation while staying close to town. The market here is pretty tight because there just aren't that many properties available in a town of under 5,000 people. When something decent hits the market under $350K, it moves fast because buyers from the Bay Area see it as a second home or retirement spot they can actually afford.
The commute to [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca) takes about 146 minutes on Highway 49 and 120, which means this isn't a place you're going to commute from daily. LA is over five hours away. Real talk, you're buying here because you work locally, work remotely, or you're retiring. Local transit exists but most people drive because everything's spread out once you leave downtown. The isolation is exactly what keeps prices at $314K instead of $800K like you'd see in Nevada City or Grass Valley closer to Sacramento. If you need regular access to a major metro, your mortgage might feel cheap but your travel costs won't.
Tuolumne County government is the biggest employer, followed by Adventist Health Sonora and Sonora Regional Medical Center. The school districts provide steady education jobs. Retail and tourism round out the economy because Yosemite is close and people pass through heading to the parks. The job market here is limited, which is why that 48.6% homeownership rate stays lower than other rural California towns. Lots of seasonal workers and renters in the mix. If you're buying, you probably already have remote work lined up or you're in healthcare or education. The upside is that healthcare jobs are stable and the medical centers aren't going anywhere, which gives the local real estate market a floor even when tourism slows down.
Common questions from Sonora 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 Sonora 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 Sonora: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Sonora buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Sonora 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 Sonora 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 Sonora families purchase with minimal upfront cash.
2026 Tuolumne County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Sonora properties fall within conforming limits, maximizing your financing options.
For Sonora'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 Sonora. 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 Sonora. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tuolumne County, and structure your purchase to minimize upfront costs.
You still have options in Sonora. 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 Tuolumne County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Sonora 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 Sonora: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Sonora buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Sonora. 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 Tuolumne County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Sonora 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 Sonora 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 Tuolumne County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Sonora properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Sonora 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 Sonora 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 Sonora families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Sonora. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tuolumne County, and structure your purchase to minimize upfront costs.
You still have options in Sonora. 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 Sonora'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 Sonora is $541,000 for 2025. This is well above the median home price of $314,000, so FHA loans work great for nearly all homes in the area. Most first. time buyers in Sonora use FHA financing with just 3.5% down.
You won't need a jumbo loan in Sonora for most purchases. With conforming loan limits at $833,000 and the typical home priced between $300K and $450K, standard FHA and conventional loans cover virtually all properties. Jumbo loans are rarely needed in Tuolumne County's affordable market.
For 2025, Tuolumne County loan limits are $541,000 for FHA and $833,000 for conforming and VA loans. The 2026 limits typically get announced in November 2025, but current limits already exceed most home prices in Sonora. You'll have plenty of financing options at today's median price of $314,000.
Yes, VA loans are available in Sonora 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 0% down with no PMI. This is one of the best options for eligible buyers in Tuolumne County.
Our No Money Down program offers $0 down payment for qualified buyers in Sonora. CalHFA programs provide down payment and closing cost assistance for first. time buyers, and some areas of Tuolumne County may qualify for USDA loans with zero down. These programs are perfect for Sonora's entry. level market where buyers often have limited savings.
You can buy a Sonora home with as little as 3.5% down using an FHA loan, which means about $11,000 on a $314,000 home. VA and USDA loans offer 0% down for qualified buyers, and down payment assistance programs can cover most or all of your upfront costs. Many first. time buyers in Sonora use DPA to minimize their out. of. pocket expenses.
You can qualify for an FHA loan in Sonora with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require 620 or higher, while VA loans are more flexible. Given Sonora's affordable prices and strong DPA options, don't let a modest credit score stop you from exploring homeownership.
Choose a lender experienced with Sonora's entry. level market and down payment assistance programs like CalHFA. You'll want someone who understands FHA financing and can help first. time buyers navigate the process with limited savings. Look for local expertise in Tuolumne County and lenders who can close on time in this competitive $300K. $450K market.
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