Mortgage broker serving South Lake Tahoe, 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 Lake Tahoe buyers, we match your unique situation to the right program.
South Lake Tahoe's market hovers near the $833K limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your South Lake Tahoe 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 Lake Tahoe home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in South Lake Tahoe starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for South Lake Tahoe 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 Lake Tahoe 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 Lake Tahoe 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: $832,750 |
| 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 $832,750 |
| 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 Lake Tahoe buyers. Most homes under $833K with competitive rates.
Strong FHA option in South Lake Tahoe. Low down payment gets you into most properties here.
$0 down for South Lake Tahoe veterans. VA loans cover all properties with no PMI required.
South Lake Tahoe business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in South Lake Tahoe. State assistance helps with down payment and closing costs.
Premium South Lake Tahoe homes over $833K require jumbo loans. Less common but available for luxury properties.
South Lake Tahoe sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for South Lake Tahoe investors. Buy rentals in entity names.
Conforming refinance for South Lake Tahoe homeowners. Best rates for loans under $833K.
FHA streamline refinance for South Lake Tahoe. Easiest way to lower your existing FHA rate.
VA streamline refi for South Lake Tahoe veterans. Fastest way to reduce your mortgage payment.
Turn South Lake Tahoe home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for South Lake Tahoe homeowners. Access equity without replacing first mortgage.
South Lake Tahoe owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for South Lake Tahoe investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for South Lake Tahoe projects. Short-term financing for value-add investments.
Multifamily options for South Lake Tahoe investors. Finance apartment buildings with commercial loans.
South Lake Tahoe 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 Lake Tahoe buyers with qualifying income.
CalHFA programs popular in South Lake Tahoe. State assistance helps with down payment and closing costs.
South Lake Tahoe has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for South Lake Tahoe buyers. Down payment assistance with no repayment.
South Lake Tahoe family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for South Lake Tahoe 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 Lake Tahoe sits right on the California-Nevada border at 6,200 feet elevation, about two hours from Sacramento. Population is 21,346, median household income $67,686. The homeownership rate here is just 44%, way below the California average, and there's a reason for that. At $729K median home price, you're paying a massive premium to live at the lake year-round. Most properties here compete with short-term rental income potential, which drives up prices and makes traditional owner-occupant financing tougher to pencil out.
If you're buying to raise kids full-time, the school situation is workable but limited. South Tahoe High and South Tahoe Middle serve the area, Tahoe Valley Elementary handles the younger grades, and Lake Tahoe Community College offers local higher ed options. The district is small, so your kids will know everyone by graduation. Here's the thing though: many families rent rather than buy because that $729K price tag on a median income of $67K just doesn't work with conventional financing. You'll need substantial down payment savings or dual incomes to qualify, and even then your debt-to-income ratio will be tight. The upside is strong community ties and outdoor education opportunities you won't find anywhere else in California.
Where you buy in South Lake Tahoe really comes down to lifestyle preference because pricing is fairly consistent across the board at around $729K median. Tahoe Keys is the waterfront play with canal-style homes and private boat docks, right near the state line where you can walk to Nevada casinos. You're looking at conventional or jumbo loans here depending on your down payment, and many buyers finance with the intention of renting out during peak ski season to offset the mortgage. Al Tahoe is the historic core near the lake, mix of old cabins and remodeled homes, closer to beaches and trails. Bijou offers more variety in housing types with better access to schools and shopping, still within a few minutes of the slopes. The truth is, most lenders will want to see 20% down minimum because of the resort market dynamics, and if you're planning short-term rental income to qualify, you'll need a specialized loan product that counts that revenue.
The commute to Sacramento runs about 114 minutes, Roseville about 118 minutes, and that's in good weather. Winter storms can close Highway 50 for hours or days, which is why remote work or local employment is pretty much essential if you're buying here. Local transit exists but most people drive because everything's spread out along the lake. Real talk: if you need to commute to the valley regularly for work, this isn't a practical primary residence unless your income is well into six figures. The people who make homeownership work here either run businesses in town, work for the resorts or hospital, or have fully remote jobs that let them ride out storm closures without stress.
The economy here runs on tourism and healthcare, which matters for your job stability when you're carrying a $729K mortgage. Heavenly Mountain Resort is the biggest employer, followed by Harrah's Lake Tahoe and other casinos just over the Nevada line. Barton Health operates Barton Memorial Hospital and provides year-round healthcare jobs with decent benefits. Lake Tahoe Unified School District and Edgewood Tahoe Resort round out the major employers. The challenge is that many hospitality jobs are seasonal or don't pay enough to qualify for a mortgage at current prices. Look, if you're buying here, you either need a high-income remote job, ownership in a local business, or a plan to generate rental income during peak seasons. Lenders will scrutinize your employment stability hard because the market is so dependent on tourism cycles.
Common questions from South Lake Tahoe 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 Lake Tahoe 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 Lake Tahoe: 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 Lake Tahoe buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified South Lake Tahoe 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 Lake Tahoe 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 Lake Tahoe families purchase with minimal upfront cash.
2026 El Dorado County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most South Lake Tahoe properties fall within conforming limits, maximizing your financing options.
For South Lake Tahoe'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 Lake Tahoe. 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 Lake Tahoe. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in El Dorado County, and structure your purchase to minimize upfront costs.
You still have options in South Lake Tahoe. 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 El Dorado County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in South Lake Tahoe 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 Lake Tahoe: 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 Lake Tahoe buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in South Lake Tahoe. 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 El Dorado County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in South Lake Tahoe 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 Lake Tahoe 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 El Dorado County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most South Lake Tahoe properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified South Lake Tahoe 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 Lake Tahoe 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 Lake Tahoe families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in South Lake Tahoe. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in El Dorado County, and structure your purchase to minimize upfront costs.
You still have options in South Lake Tahoe. 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 Lake Tahoe'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 Lake Tahoe is $765,000 for 2025. This covers most homes in the area since the median price is around $729,000, making FHA loans a competitive option for buyers who want lower down payments. You'll need just 3.5% down with a credit score of 580 or higher to qualify.
You won't need a jumbo loan for most South Lake Tahoe homes since the conforming loan limit is $833,000 and the median price is $729,000. Only properties priced above $833,000 require jumbo financing, which represents the higher end of the local market. The majority of buyers here use conventional, FHA, or VA loans with better rates and terms.
For 2025, El Dorado County's conforming loan limit is $833,000, with FHA at $765,000 and VA at $833,000. The 2026 limits haven't been announced yet but are typically released in November 2025. These limits are reviewed annually based on home price changes, so they may adjust based on market conditions.
Yes, VA loans are very competitive in South Lake Tahoe with a loan limit of $833,000, which covers the vast majority of homes in the area. Eligible veterans and service members can finance up to this amount with $0 down and no PMI. This makes VA loans one of the most powerful options for qualified buyers in this market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. CalHFA also provides down payment and closing cost assistance with various programs tailored to first. time and repeat buyers. El Dorado County may offer additional local assistance programs, and many of these can be combined with FHA, VA, or conventional loans.
Down payments in South Lake Tahoe vary by loan type: VA loans offer $0 down, FHA requires 3.5%, and conventional loans typically need 3. 5% for qualified buyers. On the median home price of $729,000, that's about $25,500 to $36,500 for conventional or FHA loans. With down payment assistance programs, you may be able to reduce or eliminate your upfront costs entirely.
Most lenders require a minimum credit score of 580 for FHA loans, 620 for conventional loans, and many VA lenders accept scores around 580. 620 in South Lake Tahoe. Higher scores above 680 will get you better interest rates, which makes a significant difference on homes in the $600K. $900K range. If your score needs work, even a few months of credit improvement can save you thousands over the life of your loan.
Look for a lender experienced with South Lake Tahoe's unique market, including vacation home restrictions and mountain property considerations. Compare rates across multiple lenders, but also evaluate their responsiveness and knowledge of local programs like CalHFA and county assistance options. The best lender will understand El Dorado County's loan limits and help you navigate the competitive conditions in this balanced market.
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