Mortgage broker serving South El Monte, 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 South El Monte buyers, we match your unique situation to the right program.
South El Monte buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your South El Monte 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 South El Monte home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in South El Monte starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for South El Monte 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 South El Monte 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 South El Monte 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
Most South El Monte homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in South El Monte with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for South El Monte first-timers. 3.5% down, 580 credit minimum.
Higher-end South El Monte properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for South El Monte's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for South El Monte buyers.
Bridge loans help South El Monte buyers compete. Make non-contingent offers while selling current home.
South El Monte investment properties in LLC. Entity financing available for investors.
Most South El Monte mortgages qualify for conforming refinance. Lower your rate under the limit.
South El Monte homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in South El Monte refinance with VA IRRRL. No appraisal, no income verification.
South El Monte HELOC options for home equity access. Credit line with variable rate draw period.
South El Monte FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for South El Monte. Fixed payments unlike variable HELOC.
South El Monte rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in South El Monte use fix-and-flip financing. Purchase plus rehab in one loan.
South El Monte apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in South El Monte. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for South El Monte buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for South El Monte buyers.
Local South El Monte DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
South El Monte buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for South El Monte family purchases. Parents selling to children at discount.
South El Monte buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
South El Monte sits in the San Gabriel Valley, about 11 miles east of downtown LA. Population is 19,694, median household income $67,724. The homeownership rate here is 49.1%, which tells you this is a renter-heavy market where breaking into ownership is tough but not impossible. At $900K median home price, you're looking at typical SGV pricing - not cheap, but you get that 20-minute commute to LA and access to the whole metro area without moving to the far suburbs.
If you're buying with kids in mind, the school ratings matter for both your family's experience and resale value down the line. South El Monte High and Mountain View High serve the area, while Miramonte Elementary and Potrero Heights Elementary handle the younger grades. The Mountain View School District is the largest employer in town, which tells you education infrastructure is stable and funded. That stability matters when you're thinking about the 10 or 20 years you might own a property here. Families who buy tend to stay put, and the school system is a big reason why.
South El Monte is small and mostly built out, so you're not choosing between a bunch of distinct subdivisions like you would in a sprawling suburb. Central South El Monte runs around $900K and covers most of the residential stock, with homes clustered near the downtown core and commercial corridors. You'll find a mix of older single-family homes and some smaller properties on compact lots. Most buyers here use conventional loans with 10-20% down, though FHA works if you're a first-timer who can handle the payment on a $900K property. The 49.1% ownership rate means about half your block rents, which affects neighborhood stability but also means there's turnover when you want to buy in.
Here's the thing about South El Monte: location is the whole value proposition. You're 20 minutes to downtown LA, 34 to Santa Monica, 44 to Irvine, 32 to Long Beach. That puts you in the center of the LA basin with access to jobs in every direction without paying Pasadena or Alhambra prices. Local transit is available, but most people drive because you're in car country. The commute flexibility matters when you're deciding between this and cheaper options in the Inland Empire. You pay $900K here instead of $550K in Fontana because you get back two hours a day and way more job options.
The Mountain View School District and City of South El Monte provide public sector stability, but the real employment base here is manufacturing and distribution. The San Gabriel Valley has a strong industrial backbone, and South El Monte sits right in that network. Most buyers either work locally in these sectors or commute to white-collar jobs in downtown LA, Pasadena, or Orange County. The $67,724 median income is decent, but qualifying for a $900K mortgage on that salary is tight. You'll need about $100K household income to comfortably afford the median home here, which is why that 49.1% ownership rate stays low. Real talk: this is a market where dual incomes or higher earnings are pretty much required.
Common questions from South El Monte 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 South El Monte 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 South El Monte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many South El Monte buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified South El Monte 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 South El Monte 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 South El Monte 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 South El Monte properties fall within conforming limits, maximizing your financing options.
For South El Monte'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 South El Monte. 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 South El Monte. 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 South El Monte. 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 South El Monte 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 South El Monte: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many South El Monte buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in South El Monte. 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 South El Monte 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 South El Monte 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 South El Monte properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified South El Monte 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 South El Monte 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 South El Monte families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in South El Monte. 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 South El Monte. 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 South El Monte'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 South El Monte is $1,250,000 for 2025. This higher limit reflects Los Angeles County's designation as a high. cost area and covers most homes in South El Monte, where the median price is around $900K. FHA loans require as little as 3.5% down with a credit score of 580 or higher.
Most buyers in South El Monte won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $900K. You'll only need a jumbo loan if you're purchasing a home above $1.25M or need to borrow more than that amount. Jumbo loans typically require larger down payments (usually 10. 20%) and stronger credit profiles.
For 2025, Los Angeles County's conforming loan limit is $1,250,000, with FHA and VA limits matching at $1,250,000. These limits apply to South El Monte and cover most single. family home purchases in the area. The 2026 limits haven't been announced yet but are typically released in November 2025.
Yes, VA loans are available in South El Monte with a loan limit of $1,250,000, which covers the vast majority of homes in the area. Eligible veterans and service members can purchase with $0 down, no monthly mortgage insurance, and competitive interest rates. VA loans are an excellent option for military buyers in this upper. middle market.
Our No Money Down program offers $0 down payment for qualified buyers in South El Monte. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering deferred. payment junior loans. Los Angeles County also offers programs for first. time buyers and moderate. income households, which can be especially helpful given the area's median income of $67,724.
Down payment requirements in South El Monte vary by loan type: conventional loans typically need 3. 5% ($27K. $45K on a $900K home), FHA requires 3.5% ($31,500), and VA or USDA loans offer $0 down for eligible buyers. With homes averaging $900K, many established professionals put down 10. 20% to avoid jumbo loan requirements or reduce monthly payments.
Most lenders require a minimum credit score of 620 for conventional loans in South El Monte, though you'll get better rates with 680 or higher. FHA loans accept scores as low as 580 (or 500 with 10% down), while VA loans typically want 620+. Given the $900K median price point, aiming for 700+ will help you secure the most competitive rates and terms.
Look for a lender experienced with South El Monte's upper. middle market who can handle both conforming and jumbo loans if needed. Compare rates, fees, and loan options across multiple lenders, and ask about their experience with first. time jumbo borrowers since many buyers in this $900K. $1.25M range are stepping into that territory. Choose someone who's responsive, explains your options clearly, and can close on time in LA County's competitive market.
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