Mortgage broker serving Susanville, 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 Susanville buyers, we match your unique situation to the right program.
First-time buyers in Susanville can achieve homeownership with low down payment programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Susanville 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 Susanville home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Susanville starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Susanville 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 Susanville 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 Susanville 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Susanville buyers, income-qualified |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Susanville. Zero down payment for rural properties. Income limits apply.
Most Susanville buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Susanville. Stack programs for maximum assistance.
VA loans are perfect for Susanville. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Susanville. Combine city, county, and state programs.
Every Susanville home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Susanville owners transition between homes. Short-term gap financing.
Susanville investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Susanville. Lower your rate with minimal paperwork.
Most Susanville refinances use FHA streamline. No appraisal, no income docs, fast closing.
Susanville veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Susanville properties. Straightforward rate-and-term refi.
Cash-out refinance available for Susanville homeowners. Convert equity to cash for any need.
Home equity loans available in Susanville. Fixed rate second mortgage against equity.
Investment properties in Susanville use DSCR loans. Rental income drives qualification.
Rehab loans available in Susanville. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Susanville deals. Fast closing for investment properties.
Susanville apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Susanville buyers with qualifying income.
USDA loans are ideal for Susanville. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Susanville. Stack programs for maximum assistance.
Maximum local DPA available in Susanville. Combine city, county, and state programs.
Maximum grant assistance for Susanville. Elite and local programs reduce buyer costs.
Gift of equity works for Susanville family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Susanville buyers. Family member can help you qualify.
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
Susanville sits in the Sierra Nevada at 4,200 feet elevation, about 85 miles northwest of Reno. Population is 15,737, median household income $52,997. The homeownership rate here is 54.2%, and at $197K median home price, this is one of the most affordable places left in California where you can actually buy a house on a modest income. The two state prisons employ a big chunk of the population, which means steady government paychecks and predictable mortgage qualifications for buyers working in corrections.
If you're buying with kids in mind, Lassen Unified serves the area with schools like Diamond View and Meadow View Elementary feeding into Lassen High. The district is small, which means class sizes tend to be manageable compared to urban California schools. Lassen Community College right in town is a real asset if you've got older kids or want to take classes yourself. The fact that housing costs $197K instead of $600K means families can actually afford to buy on teacher or nurse salaries, which is pretty rare in California these days. That stability shows in the 54.2% homeownership rate, lower than some places but respectable for a rural mountain community where some folks are just passing through for work contracts.
Downtown Susanville runs around $197K and gives you the historic core with older buildings and walkable access to the courthouse and local businesses. These are mostly older homes, some fixer-uppers that work well for FHA 203(k) renovation loans if you're handy or want to build equity through sweat. Uptown sits in the northern part of town, also hovering around that $197K median, with a mix of single-family homes and some manufactured housing on permanent foundations. The price consistency across neighborhoods means you're really choosing based on lot size and condition rather than wildly different price tiers. FHA and conventional loans both work fine here since you're well under conforming limits, and some buyers use USDA rural development loans given the location and income levels.
Here's the thing about Susanville: you're not commuting to the Bay Area or LA for work. San Francisco is 288 minutes away, LA over nine hours. This is a place where you live and work locally, or you don't buy here. Local transit exists but most folks drive. The isolation is exactly why homes cost $197K instead of $600K. If you work at one of the prisons or the hospital or county government, that commute is ten minutes and your housing payment is maybe $1,200 a month instead of $4,000. That's the whole value proposition right there.
The California Correctional Center and High Desert State Prison are the economic anchors here, employing thousands of people with state benefits and predictable income that lenders love to see on mortgage applications. Lassen County government, Banner Lassen Medical Center, and Lassen Unified School District round out the major employers. The job market is narrow but stable, heavily weighted toward public sector work. If you're buying here, you're probably working for one of these employers or you're retired and want four real seasons plus access to Lassen Volcanic National Park without paying Tahoe prices. The median household income of $52,997 goes a lot further when you're financing $197K instead of half a million.
Common questions from Susanville 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 Susanville 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 Susanville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Susanville buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Susanville 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 Susanville 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 Susanville families purchase with minimal upfront cash.
2026 Lassen County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Susanville properties fall within conforming limits, maximizing your financing options.
For Susanville'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 Susanville. 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 Susanville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Lassen County, and structure your purchase to minimize upfront costs.
You still have options in Susanville. 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 Lassen County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Susanville 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 Susanville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Susanville buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Susanville. 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 Lassen County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Susanville 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 Susanville 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 Lassen County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Susanville properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Susanville 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 Susanville 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 Susanville families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Susanville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Lassen County, and structure your purchase to minimize upfront costs.
You still have options in Susanville. 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 Susanville'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 Susanville is $541,300 for 2025. This is well above the median home price of $197,000, so FHA loans will cover virtually any home you're considering in Lassen County. You'll only need 3.5% down with a credit score as low as 580.
No, you won't need a jumbo loan in Susanville. With a median home price of $197,000 and conforming loan limits at $833,000, nearly all properties fall well within conventional loan limits. Even higher. priced homes in the area will qualify for standard financing options.
For 2025, Lassen County loan limits are $833,000 for conforming and VA loans, and $541,300 for FHA loans. These limits easily accommodate Susanville's affordable market where most homes are priced under $300,000. Final 2026 limits will be announced in late 2025.
Yes, VA loans are available in Susanville with a loan limit of $833,000 and no down payment required for eligible veterans. This is an excellent option for military families in Lassen County, especially since you won't pay mortgage insurance and can finance the entire purchase price.
Our No Money Down program offers $0 down payment for qualified buyers in Susanville. USDA loans are also excellent for rural Lassen County properties, offering zero down for eligible buyers. CalHFA programs provide down payment and closing cost assistance, and you may qualify for county. specific programs that help first. time buyers.
You can buy a Susanville home with as little as $0 down through USDA or VA loans, which are ideal for this rural market. FHA loans require just 3.5% down (about $6,900 on a $197,000 home), and conventional loans need 3% down for first. time buyers. With median prices around $197,000, down payments are very manageable here.
You can qualify for a home in Susanville with a credit score as low as 580 for FHA loans or 640 for USDA loans. Conventional loans typically require 620 or higher, while VA loans can sometimes go lower. Given the affordable prices here, many budget. conscious buyers successfully qualify even with modest credit.
Choose a lender experienced with rural financing options like USDA loans, which are perfect for Susanville's market. Look for someone who understands Lassen County's affordable housing landscape and can guide you through down payment assistance programs. A local or regional lender familiar with properties under $300,000 will help you maximize your buying power.
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