Mortgage broker serving South Pasadena, 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 Pasadena buyers, we match your unique situation to the right program.
Financing in South Pasadena's premium market demands lenders experienced with jumbo loans above $1.25M.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your South Pasadena 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 Pasadena home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in South Pasadena starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for South Pasadena 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 Pasadena 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 Pasadena homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing South Pasadena home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
South Pasadena prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in South Pasadena.
Self-employed? South Pasadena bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all South Pasadena properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for South Pasadena buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time South Pasadena buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for South Pasadena moves. Purchase before your current home sells.
Entity financing for South Pasadena investors. Purchase in LLC for asset protection.
South Pasadena loans under $1.25M get conforming refinance rates. Best rates available.
Access South Pasadena home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for South Pasadena homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for South Pasadena veterans. Lower your rate without appraisal or income docs.
South Pasadena home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for South Pasadena homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in South Pasadena can use DSCR financing. Rental income qualifies the loan.
South Pasadena rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for South Pasadena apartment buildings. Commercial rates for larger properties.
Hard money financing for South Pasadena commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for South Pasadena buyers with qualifying income.
CalHFA programs can help South Pasadena first-time buyers. Check income limits for eligibility.
South Pasadena family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in South Pasadena. Family member income helps qualification.
Check South Pasadena city programs for additional DPA. May stack with CalHFA for more help.
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 Pasadena sits right in the heart of LA County, just 13 minutes from downtown. Population is 26,583, median household income $127,882. The homeownership rate here is 46.6%, lower than the state average, which tells you something important about the market. At $1.9M median home price, this is one of those rare Southern California cities where the schools, location, and small-town feel justify the premium. You're looking at a market where dual-income professional households making $130K-$180K stretch to qualify, often using jumbo loans with 20% down or more.
Here's the thing about South Pasadena. The schools are the main reason people pay these prices. South Pasadena High consistently ranks as one of the top public high schools in LA County, and the district's test scores blow away most nearby options. Marengo Elementary, Arroyo Vista Elementary, and Monterey Hills Elementary all pull strong ratings. When you're underwriting a $1.5M-$2M mortgage, you need to know the fundamentals supporting that value will hold. The school district is that fundamental. Families buy in when kids are young and stay through high school, which is why resale values stay stable even when the broader market dips.
Mission West runs around $1.9M median, with those classic tree-lined streets and craftsman homes that define the city's character. Most properties here are older stock, 1920s-1940s builds that have been updated over the years. You'll need a jumbo loan for anything in decent condition, and lenders will want to see strong income documentation since you're typically looking at $9K-$11K monthly payments even with 20% down. The Arroyo area also hits that $1.9M mark, featuring hillside properties near the Arroyo Seco with canyon views. These homes often need more maintenance due to hillside location, which affects your total cost of ownership beyond just the mortgage. Both areas attract buyers who prioritize walkability and community over square footage. You're paying for location and schools, not necessarily house size.
The commute situation is what makes South Pasadena's prices make sense. You're 13 minutes to downtown LA on a normal day, 30 minutes to Santa Monica, 37 to Long Beach. That accessibility is baked into every property value here. No major freeways cut through the city itself, which keeps it quiet but means you're using surface streets to access the 110 or 210. If both spouses work in different parts of LA County, South Pasadena sits in that sweet spot where neither commute is terrible. The walkable Mission Street commercial district means you can actually live without driving every single day, which matters when you're already stretching on the mortgage payment.
South Pasadena Unified School District and the City of South Pasadena are the main institutional employers, but real talk, most buyers here work elsewhere in the LA basin. This is a bedroom community for professionals working in downtown LA, Pasadena's corporate offices, or various parts of the greater metro. The local retail and restaurant scene along Mission Street provides some service jobs but won't support a $1.9M mortgage on its own. When you're getting pre-approved here, lenders want to see stable W-2 income from established employers. The buyer profile is typically dual-income households in professional fields: tech, finance, healthcare, education, law. That income stability is what makes the jumbo loan underwriting work.
Common questions from South Pasadena 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 Pasadena 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 Pasadena: 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 Pasadena buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified South Pasadena 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 Pasadena 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 Pasadena 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 Pasadena properties fall within conforming limits, maximizing your financing options.
For South Pasadena'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 Pasadena. 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 Pasadena. 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 Pasadena. 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 Pasadena 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 Pasadena: 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 Pasadena buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in South Pasadena. 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 Pasadena 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 Pasadena 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 Pasadena properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified South Pasadena 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 Pasadena 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 Pasadena families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in South Pasadena. 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 Pasadena. 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 Pasadena'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 Pasadena is $1,250,000 for 2025. However, with the median home price at $1.9M, most properties here exceed FHA limits, so you'll likely need a jumbo loan or significant down payment to use FHA financing.
Yes, most buyers in South Pasadena need a jumbo loan since the median home price is $1.9M, well above the $1.25M conforming loan limit. If you're purchasing below $1.25M or making a down payment that brings your loan amount under that threshold, you can use a conventional conforming loan with better rates.
For 2025, the conforming loan limit in Los Angeles County is $1,250,000 for single. family homes. The 2026 limits haven't been announced yet, but they're typically released in November and often increase based on home price appreciation trends.
Yes, you can get a VA loan in South Pasadena with the county limit at $1,250,000 with no down payment. For homes above that amount, which is common here with a $1.9M median price, you'll need a down payment of 25% of the difference between the purchase price and the VA limit.
Our No Money Down program offers $0 down payment for qualified buyers. Given South Pasadena's premium pricing, DPA options like CalHFA may only apply to lower. priced properties under $1.25M, and income limits of $127,882 may restrict eligibility for dual. income professional households common in this area.
For South Pasadena's median $1.9M home, you'll typically need 10. 20% down ($190,000. $380,000) for a jumbo loan, though some lenders offer jumbo products with as little as 10% down for well. qualified borrowers. If you're buying under $1.25M, conventional loans allow as little as 3. 5% down, and our No Money Down program may be available.
For jumbo loans common in South Pasadena's premium market, you'll typically need a minimum credit score of 680. 700, though 740+ gets you the best rates. If you're purchasing a lower. priced property with a conforming loan, you can qualify with scores as low as 620 for conventional or 580 for FHA.
Look for a lender experienced with jumbo loans and South Pasadena's premium market, as they'll understand local appraisal nuances and have competitive rates for larger loan amounts. Compare rates, fees, and closing timelines from multiple lenders, and ask about their experience working with properties in the $1.25M. $2M range typical of this area.
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