Mortgage broker serving South Gate, 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 Gate buyers, we match your unique situation to the right program.
South Gate offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your South Gate 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 Gate home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in South Gate starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for South Gate 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 Gate 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 Gate 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 South Gate buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in South Gate. Low down payment gets you into most properties here.
$0 down for South Gate veterans. VA loans cover all properties with no PMI required.
South Gate business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in South Gate. State assistance helps with down payment and closing costs.
Premium South Gate homes over $1.25M require jumbo loans. Less common but available for luxury properties.
South Gate sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for South Gate investors. Buy rentals in entity names.
Conforming refinance for South Gate homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for South Gate. Easiest way to lower your existing FHA rate.
VA streamline refi for South Gate veterans. Fastest way to reduce your mortgage payment.
Turn South Gate home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for South Gate homeowners. Access equity without replacing first mortgage.
South Gate owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for South Gate investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for South Gate projects. Short-term financing for value-add investments.
Multifamily options for South Gate investors. Finance apartment buildings with commercial loans.
South Gate 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 South Gate buyers with qualifying income.
CalHFA programs popular in South Gate. State assistance helps with down payment and closing costs.
South Gate has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for South Gate buyers. Down payment assistance with no repayment.
South Gate family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for South Gate 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
South Gate sits in southeast LA County, just 7 miles from downtown LA. Population is 92,381, median household income $67,188. The homeownership rate here is 44.8%, which is low even for California, and here's why that matters: at $693K median home price, you're paying near-coastal prices for an inland location. A household earning the median income will struggle to qualify for a conventional loan without significant down payment help or dual incomes. But if you can make the numbers work, you're buying into one of the most connected locations in Southern California.
The school situation is something you need to understand before you buy here. South Gate High and South East High both pull lower ratings compared to county averages, and South Gate Middle follows the same pattern. This affects your decision in two ways: families with school-age kids often look elsewhere, which keeps demand softer than comparable LA County locations, and that's part of why prices haven't exploded like nearby areas. If you're buying as an investment property or don't have kids in public schools, that lower demand works in your favor. But if schools are your priority, you'll want to budget for private options or plan your purchase around specific attendance zones that perform better.
South Gate is pretty uniform in terms of housing stock and pricing. Hollydale is the most recognized neighborhood name, sitting around that $693K median, with mostly post-war single-family homes on smaller lots. The housing here is primarily older construction from the 40s through 70s, which means you'll want a thorough inspection and potentially budget for updates when you're calculating your total cost. FHA loans are common here because they allow lower down payments and are more forgiving on property condition than conventional loans, as long as the home meets minimum standards. The 44.8% ownership rate tells you that most of your neighbors are renters, which affects neighborhood stability but also means there's rental income potential if you're thinking about house-hacking or investment property strategies.
Here's where South Gate actually shines for the price point. You're 26 minutes to downtown LA, 34 minutes to Santa Monica, 25 minutes to Long Beach, 46 minutes to Irvine. That's better access to job centers than almost anywhere else at this price in Southern California. Local transit is available, though most people drive. The commute times are the main reason someone pays $693K here instead of $420K in Apple Valley or $550K in Palmdale. You're trading yard space and newer construction for location and access. If you work in LA proper or along the 710 corridor, your commute costs drop significantly compared to Inland Empire buyers making the same drive.
South Gate Unified School District is the largest employer, followed by the City of South Gate itself. Azalea Shopping Center anchors the retail employment base. But real talk, most South Gate residents commute out for work. The proximity to downtown LA, the ports in Long Beach, and the industrial corridor along the 710 means you've got access to a massive job market within 30 minutes. That job access is what justifies the $693K price tag when your household income is $67K. You're essentially betting on dual incomes, overtime, or career growth to make the mortgage work. The employment stability here is less about local jobs and more about your ability to reach high-paying work elsewhere without spending three hours a day in your car.
Common questions from South Gate 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 Gate 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 Gate: 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 Gate buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified South Gate 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 Gate 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 Gate 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 Gate properties fall within conforming limits, maximizing your financing options.
For South Gate'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 Gate. 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 Gate. 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 Gate. 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 Gate 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 Gate: 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 Gate buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in South Gate. 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 Gate 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 Gate 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 Gate properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified South Gate 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 Gate 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 Gate families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in South Gate. 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 Gate. 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 Gate'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 Gate is $1,250,000 for 2025, which easily covers most homes in the area since the median price is around $693,000. This higher limit means you can use FHA financing with just 3.5% down on nearly all South Gate properties. FHA loans are very popular here among first. time buyers due to their flexible credit requirements and low down payment options.
Most South Gate buyers don't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $693,000. You'll only need jumbo financing if you're purchasing a home above $1.25 million, which represents a small portion of the market here. The majority of South Gate homes fall comfortably within conventional and FHA loan limits.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans, covering single. family homes. These limits apply throughout South Gate and the surrounding area. The 2026 limits typically get announced in November 2025, and they're usually adjusted based on home price trends.
Yes, VA loans are an excellent option in South Gate with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. Since most South Gate homes are priced well below this limit at a median of $693,000, you can purchase without any down payment if you qualify. VA loans are highly competitive here and often beat conventional loan rates.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in South Gate. Beyond that, CalHFA offers down payment assistance grants and deferred. payment junior loans, while Los Angeles County provides various programs for first. time and moderate. income buyers. With a median income of $67,188 and homes around $693,000, many South Gate buyers qualify for multiple assistance programs that can cover 3% to 3.5% of the purchase price.
Down payments in South Gate typically range from 0% to 5% depending on your loan type and qualifications. VA loans and USDA loans require nothing down, FHA loans need just 3.5%, and conventional loans can go as low as 3% for first. time buyers. On a median. priced $693,000 home, that's between $0 and $34,650, though down payment assistance programs can help cover these costs.
Most South Gate buyers can qualify with credit scores as low as 580 for FHA loans or 620 for conventional financing. VA loans can sometimes approve scores in the 580. 600 range depending on the lender. Since South Gate has a balanced market with homes around $693,000, lenders are actively competing for borrowers across various credit profiles.
Look for a lender experienced with South Gate's market who can offer multiple loan options including FHA, VA, conventional, and down payment assistance programs. Compare rates and fees from at least three lenders, but also consider their responsiveness and knowledge of Los Angeles County programs. In South Gate's competitive market where homes average $693,000, you'll want a lender who can close on time and help you navigate the best financing strategy for your situation.
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