Mortgage broker serving Tehama, 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 Tehama buyers, we match your unique situation to the right program.
Tehama buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Tehama 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 Tehama home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tehama starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tehama 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 Tehama 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 Tehama 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 Tehama buyers. Most homes under $833K with competitive rates.
Strong FHA option in Tehama. Low down payment gets you into most properties here.
$0 down for Tehama veterans. VA loans cover all properties with no PMI required.
Tehama business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Tehama. State assistance helps with down payment and closing costs.
Premium Tehama homes over $833K require jumbo loans. Less common but available for luxury properties.
Tehama sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Tehama investors. Buy rentals in entity names.
Conforming refinance for Tehama homeowners. Best rates for loans under $833K.
FHA streamline refinance for Tehama. Easiest way to lower your existing FHA rate.
VA streamline refi for Tehama veterans. Fastest way to reduce your mortgage payment.
Turn Tehama home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Tehama homeowners. Access equity without replacing first mortgage.
Tehama owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Tehama investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Tehama projects. Short-term financing for value-add investments.
Multifamily options for Tehama investors. Finance apartment buildings with commercial loans.
Tehama 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 Tehama buyers with qualifying income.
CalHFA programs popular in Tehama. State assistance helps with down payment and closing costs.
Tehama has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Tehama buyers. Down payment assistance with no repayment.
Tehama family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Tehama 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
Tehama sits along the [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca) River in the North State, about 130 miles north of Sacramento. Population is just 421, median household income $53,750. The homeownership rate here is 67.8%, which is impressive for such a small community. At $675,500 median home price, you're looking at a significant jump from what most North State buyers expect, and here's why: this isn't your typical rural town. Tehama was the original county seat back in the 1850s-1860s, and that historic character commands a premium. For a household earning $54K, qualifying for a $675K mortgage is going to require substantial down payment or dual incomes.
With a population of 421, you're looking at one school: Tehama Elementary. The small size means your kids get individual attention, but you won't find the variety of programs you'd see in larger districts. For high school, students typically head to nearby Red Bluff. If you're buying here with school-age kids, you need to factor that commute into your daily routine and understand that resale buyers will be thinking the same way. The upside is stability. That 67.8% homeownership rate in a town this small means people who buy here tend to stay, which creates a tight-knit community where everyone knows the teachers and the principal.
Historic Downtown is really the only defined neighborhood, running around $676K median. You're buying into California history here, with buildings dating back to when Tehama served as the county seat in the 1850s and 1860s. These aren't cookie-cutter homes. You'll find restored Victorians, old commercial buildings converted to residences, and properties with genuine historic character. Conventional loans work fine if you've got 20% down and solid credit, but some of these older properties might need renovation financing or special considerations for their age. FHA can be tricky with historic homes depending on condition. The price point reflects scarcity. There are only 421 people here, so inventory is minimal and buyers are paying for location on the Sacramento River plus that historic appeal.
Real talk: Tehama is remote. [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca) is 169 minutes away, and LA is nearly eight hours. This isn't a commuter town. If you work in a major metro, you're either retiring here or you've figured out full-time remote work. The isolation is exactly why some buyers love it and why others can't make it work financially. Local transit exists but it's minimal given the population size. Most residents drive to Red Bluff for shopping and services, which is about 15 minutes. The commute reality keeps prices in check compared to anything within two hours of the Bay Area, but that $675K median is still high for the North State because waterfront and historic properties don't come cheap anywhere.
The job market here is agriculture, county government services, and small retail. With 421 residents, you're not going to find corporate offices or major employers within town limits. Tehama County government provides some stable public sector work, and the surrounding area runs on agriculture, which means seasonal fluctuations. Most buyers who can afford a $675K home here are either bringing income from elsewhere, retired, or running remote businesses. If you need local employment to qualify for your mortgage, you'll likely be commuting to Red Bluff or Corning for more options. Lenders will want to see job stability, and in a small rural market like this, that often means showing income sources that aren't tied to the immediate local economy.
Common questions from Tehama 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 Tehama 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 Tehama: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tehama buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tehama 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 Tehama 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 Tehama families purchase with minimal upfront cash.
2026 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tehama properties fall within conforming limits, maximizing your financing options.
For Tehama'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 Tehama. 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 Tehama. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Tehama. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tehama 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 Tehama: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tehama buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tehama. 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 Tehama County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tehama 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 Tehama 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 Tehama County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tehama properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tehama 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 Tehama 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 Tehama families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tehama. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tehama County, and structure your purchase to minimize upfront costs.
You still have options in Tehama. 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 Tehama'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 Tehama is $541,000 for 2025. This covers most homes in the area since the median home price is around $676K, though you'll need a larger down payment or alternative financing for homes above this limit. FHA loans are popular here because they allow down payments as low as 3.5% with credit scores starting at 580.
Most buyers in Tehama won't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $676K. You'd only need a jumbo loan if you're purchasing a home above $833K, which represents the higher end of the local market. Conforming loans typically offer better rates and terms for the majority of Tehama properties.
For 2025, Tehama County's loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. The 2026 limits haven't been announced yet but are typically released in November or December of the prior year. These limits usually adjust based on home price trends, so check back later this year for updated 2026 figures.
Yes, VA loans are very competitive in Tehama with a loan limit of $833,000, which covers virtually all homes in the area. Veterans and active military can benefit from $0 down payment, no PMI, and competitive interest rates. With the median home price at $676K, VA loans are an excellent option for eligible buyers in Tehama County.
Our No Money Down program offers $0 down payment for qualified buyers in Tehama. Additionally, CalHFA provides down payment assistance grants and deferred. payment junior loans that can cover 3.5% to 5% of your purchase price. Tehama County may also offer local programs for first. time buyers or those meeting income requirements, which is especially helpful given the area's median income of $53,750.
Down payment requirements in Tehama vary by loan type. Conventional loans typically require 3% to 5% down for first. time buyers ($20K to $34K on a $676K home), while FHA loans need just 3.5% ($24K). VA loans and our No Money Down program offer $0 down options for qualified buyers, making homeownership more accessible in this balanced market.
Most lenders in Tehama require a minimum credit score of 620 for conventional loans, though you'll get better rates with scores above 680. FHA loans accept scores as low as 580 with 3.5% down, or even 500 with 10% down. Given Tehama's median home price of $676K, a higher credit score will help you secure more favorable terms and lower monthly payments.
Look for a lender experienced with Tehama County's balanced market who can explain your options across FHA, VA, and conventional loans. Compare rates, fees, and closing timelines from multiple lenders, and ask about down payment assistance programs that work with your income level. The right lender should understand local property values and help you navigate the $600K to $900K price range common in Tehama.
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