Mortgage broker serving Stockton, 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 Stockton buyers, we match your unique situation to the right program.
Stockton provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Stockton 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 Stockton home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Stockton starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Stockton 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 Stockton 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 Stockton 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Stockton purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Stockton. State programs reduce out-of-pocket costs significantly.
Veterans buy Stockton homes with $0 down. Full VA benefits cover all properties here.
Many Stockton properties qualify for USDA zero-down loans. Rural designation required.
All Stockton properties qualify for conforming loans. 3% down minimum for first-time buyers.
Stockton local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Stockton homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Stockton. Investors can purchase in entity names.
FHA streamline dominates Stockton refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Stockton veterans. No paperwork hassles, quick closing.
Many Stockton homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Stockton refinance qualifies for conforming rates. Best terms for rate reduction.
Stockton owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Stockton. Predictable payments for major expenses.
DSCR financing for Stockton investors. Buy rentals based on property income potential.
Fix-and-flip financing for Stockton investors. Buy distressed properties, renovate, sell.
Commercial hard money in Stockton. Quick funding when timing is critical.
Multifamily loans available for Stockton apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Stockton buyers with qualifying income.
CalHFA is a strong option for Stockton. State programs reduce out-of-pocket costs significantly.
Stockton local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Stockton down payment help. Free money for qualified buyers.
Many Stockton properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Stockton benefit from gift of equity. No cash down payment needed.
Stockton first-time buyers often use co-borrowers. Family help for qualification.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Stockton sits in the heart of the Central Valley where I-5 and CA-99 cross, about 80 miles east of San Francisco and 45 miles south of Sacramento. Population is 320,030, median household income $71,612. The homeownership rate here is 51.7%, which tells you this is still a renter-heavy city, but that's changing as Bay Area buyers discover they can actually afford a house here. At $440K median home price, you're looking at one of the last places in Northern California where a household pulling in $70-75K can qualify for a conventional loan on a single-family home without stretching to the breaking point.
If you've got kids, the school ratings matter for both your daily life and what happens when you sell. Village Oaks Elementary pulls an 8, Weston Elementary a 7, Bear Creek High a 7. Those aren't the top scores you'll see in Marin County, but they're solid and the districts have been investing in improvements. The thing is, families are moving here from the Bay Area where they were priced out, and they're staying put once they buy. That stability helps your property value over time. When you're comparing a $440K house in Stockton to a $1.2M fixer in Fremont, these school ratings start looking pretty reasonable for what you're actually paying.
Where you buy in Stockton determines what loan you'll need and what kind of equity you're building. Spanos Park runs $550K-$750K, the upscale option with a golf course and newer builds on maintained lots. You'll need a conventional loan with solid credit here, sometimes jumbo depending on the property. Weston Ranch offers newer construction in south Stockton, $480K-$650K, popular with families who want modern finishes and good schools. Brookside is the sweet spot for a lot of buyers, $400K-$550K, tree-lined streets and established homes where conventional loans work fine. Lincoln Village West is your entry point at $350K-$450K, diverse and transit-accessible, where FHA loans are common for first-timers who need that lower down payment option.
You're sitting at the crossroads of I-5 and CA-99, which means you can reach Sacramento in 45 minutes or the East Bay in about an hour on a good day. The ACE Train runs commuters to San Jose, and that's been a game changer for people who work in tech but can't stomach Bay Area home prices. Real talk, the commute is why Stockton stays affordable while Tracy and Livermore have climbed past $700K. If you're working remotely or landed a job at the University of the Pacific or one of the hospitals, you get Northern California access without the Northern California mortgage payment. CA-4 connects you west toward the Delta and Antioch if that's your work corridor.
The job market here is more diverse than people think, and it matters when lenders look at employment stability in the area. Amazon's fulfillment center is massive and still hiring, University of the Pacific provides steady education jobs, and the hospital system between Dameron and Oak Valley employs thousands in healthcare. Stockton Police Department and city services add public sector stability. Team Fishel brings construction and infrastructure work. The mix gives you options if you're buying here and need to switch jobs without leaving town. Lenders like seeing multiple employment sectors because it means the local economy won't tank if one industry stumbles. That employment diversity is part of why Stockton's housing market has recovered strong since the 2008 crash.
Common questions from Stockton 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 Stockton 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 Stockton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Stockton buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Stockton 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 Stockton 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 Stockton families purchase with minimal upfront cash.
2026 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Stockton properties fall within conforming limits, maximizing your financing options.
For Stockton'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 Stockton. 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 Stockton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Stockton. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Stockton 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 Stockton: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Stockton buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Stockton. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Stockton 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 Stockton 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 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Stockton properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Stockton 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 Stockton 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 Stockton families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Stockton. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Stockton. 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 Stockton'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 2026 FHA loan limit for Stockton (San Joaquin County) is $524K for a single-family home. This is a moderate-cost area limit. Properties above this amount require jumbo financing. FHA loans allow down payments as low as 3.5% for qualified borrowers.
With Stockton's median home price at $440K, many properties are near or above the $833K conforming limit. Higher-priced homes will require jumbo financing.
The 2026 San Joaquin County loan limits are: FHA: $524K, VA: $1.25M, Conventional: $833K. Any loan amount above $833K is considered a jumbo loan.
Yes! Veterans and active military can use VA loans in Stockton with $0 down payment. The 2026 VA loan limit for San Joaquin County is $1.25M. For properties above this amount, you can still use a VA loan but will need a down payment on the amount exceeding the limit.
We provide same-day pre-approvals for most loan programs. Full loan approval and closing typically takes 21-30 days for conventional and jumbo loans, and 30-45 days for FHA and VA loans.
Down payment requirements vary by loan type: Conventional: 3-20%, FHA: 3.5%, VA: $0 for eligible veterans, Jumbo: typically 10-20%. For Stockton's median price of $440K, typical down payments range from 5-10%.
Minimum credit scores vary by loan type: FHA: 580, Conventional: 620, VA: typically 620, Jumbo: 680-700+. Higher credit scores qualify for better interest rates.
Look for a lender with California experience, strong communication, competitive rates, and the ability to close on time. We've been serving California homebuyers for 40+ years with senior loan officers who specialize in complex scenarios.
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