Mortgage broker serving Temecula, 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 Temecula buyers, we match your unique situation to the right program.
Temecula buyers navigate properties near the $833K conforming limit, where loan structure impacts rates significantly.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Temecula 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 Temecula home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Temecula starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Temecula 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 Temecula 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 Temecula 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 Temecula buyers. Most homes under $833K with competitive rates.
Strong FHA option in Temecula. Low down payment gets you into most properties here.
$0 down for Temecula veterans. VA loans cover all properties with no PMI required.
Temecula business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Temecula. State assistance helps with down payment and closing costs.
Premium Temecula homes over $833K require jumbo loans. Less common but available for luxury properties.
Temecula sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Temecula investors. Buy rentals in entity names.
Conforming refinance for Temecula homeowners. Best rates for loans under $833K.
FHA streamline refinance for Temecula. Easiest way to lower your existing FHA rate.
VA streamline refi for Temecula veterans. Fastest way to reduce your mortgage payment.
Turn Temecula home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Temecula homeowners. Access equity without replacing first mortgage.
Temecula owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Temecula investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Temecula projects. Short-term financing for value-add investments.
Multifamily options for Temecula investors. Finance apartment buildings with commercial loans.
Temecula 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 Temecula buyers with qualifying income.
CalHFA programs popular in Temecula. State assistance helps with down payment and closing costs.
Temecula has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Temecula buyers. Down payment assistance with no repayment.
Temecula family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Temecula 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
Temecula sits in southwest Riverside County, about 60 miles north of San Diego and 90 miles southeast of LA. Population is 110,114, median household income $111,881. The homeownership rate here is 68.3%, and the median home price runs $717,500. Here's the thing - this is where middle to upper-middle class families land when they want wine country lifestyle without Bay Area or coastal pricing. At $111K household income, you're looking at a comfortable conventional loan scenario if you've got 10-20% down, though plenty of buyers stretch with 5% down programs given the strong job market and property appreciation history.
The school situation is one of the main reasons families pay the premium to buy here. Temecula Valley Unified pulls strong ratings across the board - Great Oak High, Chaparral High, and Temecula Valley High all score 7s and 8s. When you're financing a $700K+ home, you want to know the schools justify that mortgage payment, and they do. The district has been stable and well-funded, which matters when you're thinking about resale value in 5-10 years. Families don't just move here, they stay here, and that stability shows up in property values that have consistently outpaced the Inland Empire average. If you're buying with kids, the school quality means you won't be looking to trade up to a different district later, which saves you from eating transaction costs twice.
Where you buy in Temecula affects your loan strategy more than you'd think. Redhawk in south Temecula runs around $718K median, master-planned with golf courses and parks, attracting families who want turnkey living and can handle conventional financing with standard down payments. Harveston up north hits the same price point but skews younger families - lake, parks, shopping all walkable, and you'll see plenty of 5-10% down conventional loans here from dual-income households stretching into their first move-up home. Old Town Temecula also runs $718K median but it's a different buyer - you're trading HOA amenities for historic charm and walkability to restaurants and weekend events. The price consistency across neighborhoods means your loan qualification matters more than location hunting for deals. Real talk, if you can afford one area, you can afford most of them, so pick based on lifestyle not just payment.
The commute to LA runs about 88 minutes on a good day via I-15, and that's the trade you're making for wine country living at this price point. San Diego is closer at about 60 miles south, also on I-15, which gives you two major job markets within range. If you work in Orange County, you're looking at 45-60 minutes depending on where exactly. The commute is real but manageable, and it's why Temecula stays at $717K while comparable communities in Orange County run $1M+. If you work remotely or locally, you're getting the best deal - wine country lifestyle without the crushing mortgage payment. Local transit exists but most buyers here are two-car households, so factor that into your debt-to-income ratio when you're getting pre-approved.
Temecula Valley Unified School District is the largest employer, which gives the area that public sector stability lenders like to see. Pechanga Resort Casino is massive and employs thousands in hospitality and gaming, plus it draws tourism that supports local businesses. Abbott Vascular brings high-paying medical device jobs, Temecula Valley Hospital adds healthcare stability, and the City of Temecula itself is a solid employer. The job mix here is more diverse than typical Inland Empire communities, with less reliance on warehousing and logistics. That employment diversity shows up in property values that hold steadier through economic cycles. If you're buying here, you're either working locally in one of these sectors, commuting to Orange County or San Diego, or working remotely and choosing Temecula for quality of life.
Look, the wine country isn't just a tourist thing, it's why people pay $717K to live here instead of buying something cheaper in Murrieta or Menifee. Temecula Valley Wine Country has 40+ wineries, and living here means you're 15 minutes from weekend tastings and events that people drive hours to attend. Old Town Temecula gives you that walkable downtown vibe with restaurants, antique shops, and weekend entertainment. Pechanga Resort Casino is right here, not a day trip. When you're deciding between Temecula and other Inland Empire options at similar price points, the lifestyle amenities are what justify the mortgage payment. Resale buyers pay for this too, which means your property holds value better than communities without these draws.
Common questions from Temecula 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 Temecula 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 Temecula: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Temecula buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Temecula 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 Temecula 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 Temecula families purchase with minimal upfront cash.
2026 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Temecula properties fall within conforming limits, maximizing your financing options.
For Temecula'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 Temecula. 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 Temecula. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Temecula. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Temecula 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 Temecula: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Temecula buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Temecula. 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 Riverside County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Temecula 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 Temecula 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 Riverside County limits: FHA $690,000, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Temecula properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Temecula 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 Temecula 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 Temecula families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Temecula. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Riverside County, and structure your purchase to minimize upfront costs.
You still have options in Temecula. 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 Temecula'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 Temecula is $690,000 for 2025. This covers most homes in the area since the median home price is around $718,000, though you'll need a larger down payment for homes above this limit. FHA loans are popular here for buyers who want lower down payment options with credit scores as low as 580.
Most Temecula buyers don't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $718,000. You'll only need a jumbo loan if you're buying a home above $833,000, which represents the higher end of the local market. The majority of homes in the $600K. $900K range qualify for conventional conforming loans with better rates and terms.
For 2026, Riverside County loan limits are $690,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits apply to single. family homes in Temecula and throughout the county. The limits are set annually based on local home prices and typically adjust each year.
Yes, VA loans are very competitive in Temecula with a loan limit of $833,000, which covers nearly all homes in the area. Veterans and active. duty service members can buy with $0 down and no mortgage insurance, making it one of the best options available. With the median home at $718,000, most properties qualify for full VA financing.
Our No Money Down program offers $0 down payment for qualified buyers in Temecula. Additionally, CalHFA offers down payment assistance grants and deferred. payment junior loans, while Riverside County provides programs for first. time and moderate. income buyers. These programs can be combined with FHA, conventional, or VA loans depending on your situation.
Down payments in Temecula typically range from 0% to 20% depending on your loan type. VA loans and our No Money Down program require $0 down, FHA loans need just 3.5% down (about $25,000 on a $718,000 home), and conventional loans start at 3% for first. time buyers. Putting down 20% ($143,600 on the median. priced home) eliminates mortgage insurance.
Most Temecula buyers need a minimum credit score of 580 for FHA loans, 620 for conventional loans, and typically 620+ for VA loans, though some lenders go lower. With the median income at $111,881, many local buyers qualify with mid. 600s scores. Higher scores above 700 will get you better interest rates and more loan options.
Choose a lender experienced with Temecula's balanced market who offers multiple loan types including FHA, VA, and conventional options. Look for competitive rates, clear communication, and knowledge of local down payment assistance programs that can help with homes in the $600K. $900K range. Get pre. approved before house hunting since Temecula's market moves quickly and sellers prefer qualified buyers.
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