Mortgage broker serving Temple City, 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 Temple City buyers, we match your unique situation to the right program.
Temple City's market hovers near the $1.25M limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Temple City 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 Temple City home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Temple City starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Temple City 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 Temple City 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 Temple City 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 Temple City home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Temple City homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Temple City with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Temple City first-timers. 3.5% down, 580 credit minimum.
Higher-end Temple City properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Temple City's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Temple City buyers.
Bridge loans help Temple City buyers compete. Make non-contingent offers while selling current home.
Temple City investment properties in LLC. Entity financing available for investors.
Most Temple City mortgages qualify for conforming refinance. Lower your rate under the limit.
Temple City homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Temple City refinance with VA IRRRL. No appraisal, no income verification.
Temple City HELOC options for home equity access. Credit line with variable rate draw period.
Temple City FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Temple City. Fixed payments unlike variable HELOC.
Temple City rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Temple City use fix-and-flip financing. Purchase plus rehab in one loan.
Temple City apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Temple City. Speed and flexibility for investment deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Temple City buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Temple City buyers.
Local Temple City DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Temple City buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Temple City family purchases. Parents selling to children at discount.
Temple City buyers use non-occupant co-borrowers. Parents help children qualify for homes.
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
Temple City sits in the San Gabriel Valley, 10 miles east of downtown LA. Population is 36,165, median household income $95,263. The homeownership rate here is 60.7%, and at $1.16M median home price, you're looking at one of the Valley's more established neighborhoods where strong schools and location actually justify the price tag. A household pulling in $95K will need to get creative with down payment, co-borrowers, or wait until they're earning closer to $200K to comfortably qualify for that median-priced home on a conventional loan.
The school situation is a big part of why Temple City holds value even when the market softens. Temple City High consistently pulls strong ratings, and the elementary schools like Cloverly and Oak Avenue have reputations that parents actually move here for. When you're dropping $1.2M on a house, you're not just buying square footage - you're buying into a district where resale is easier because the next buyer cares about the same things. Families who land here tend to stay through high school graduation, which keeps turnover lower and neighborhoods stable. That stability matters when you're stretching your budget and need confidence the investment will hold.
Central Temple City is pretty much the whole story here, running around $1.2M for single-family homes. You're looking at post-war housing stock, mostly 50s through 70s builds on modest lots, nothing fancy but well-maintained. The area around Las Tunas Drive mixes residential with local retail, so you've got walkability if that matters to your lifestyle. Conventional loans dominate here because most buyers are putting 20% down to avoid PMI on a million-dollar note. FHA loans are technically possible but you'll hit lending limits, and in a competitive market, sellers often favor conventional pre-approvals. If you're a first-time buyer eyeing Temple City, you'll likely need family help with the down payment or a dual income pushing $150K minimum to make the math work.
Here's where Temple City earns its price premium. You're 22 minutes to downtown LA on a decent traffic day, 41 minutes to Santa Monica, 38 minutes to Long Beach. The 10 freeway is close, the 210 and 605 are accessible, and you can actually get to multiple job centers without destroying your quality of life. Compare that to Palmdale or Lancaster where you save $600K but spend three hours a day in your car. The commute flexibility here means dual-income professional couples can both work without one person sacrificing their career. That's why Temple City stays expensive - the location actually delivers on the promise of Southern California living without the brutal trade-offs.
Temple City Unified School District is the largest employer, which gives the area that public sector stability lenders like to see when underwriting loans. The City of Temple City itself provides municipal jobs, and Rosemead Boulevard has retail and service businesses that employ locally. But real talk, most Temple City buyers work elsewhere - Pasadena, downtown LA, the Westside, even Orange County. The median household income of $95K suggests professional couples, and the housing prices confirm you need dual incomes or serious savings to buy here. When you're applying for a mortgage in this price range, your lender will want to see stable W-2 income, solid credit over 700, and debt-to-income ratios under 43% to feel comfortable with a $900K+ loan amount.
Common questions from Temple City 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 Temple City 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 Temple City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Temple City buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Temple City 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 Temple City 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 Temple City 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 Temple City properties fall within conforming limits, maximizing your financing options.
For Temple City'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 Temple City. 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 Temple City. 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 Temple City. 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 Temple City 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 Temple City: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Temple City buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Temple City. 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 Temple City 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 Temple City 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 Temple City properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Temple City 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 Temple City 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 Temple City families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Temple City. 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 Temple City. 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 Temple City'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 Temple City is $1,250,000 for 2025, which covers most homes in this market. This higher limit makes FHA financing accessible for many buyers in this upper. middle tier community where median home prices are around $1.2M. You'll need a minimum 3.5% down payment and a credit score of at least 580 to qualify.
Most buyers in Temple City won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.2M. However, if you're purchasing a home above $1.25M, you'll need jumbo financing which typically requires 10. 20% down and stronger credit. Many established professionals in Temple City find they can stay within conforming limits and access better rates.
The 2025 conforming loan limit for Los Angeles County is $1,250,000 for single. family homes, with FHA and VA limits matching that amount. These limits are announced annually in November, so 2026 limits aren't yet available but typically adjust based on home price trends. Temple City buyers benefit from these high. cost area limits that accommodate the local market.
Yes, VA loans are available in Temple City with a loan limit of $1,250,000, which covers most homes in the area. Eligible veterans and service members can purchase with $0 down and no PMI, making it an excellent option for qualified buyers. The VA loan is particularly valuable in this upper. middle market where you can buy a median. priced home without a large down payment.
Our No Money Down program offers $0 down payment for qualified buyers in Temple City, making homeownership more accessible in this competitive market. CalHFA programs provide down payment and closing cost assistance for first. time buyers and repeat buyers, with options that work well for homes in the $900K. $1.25M range. Los Angeles County also offers various assistance programs for eligible buyers, particularly those meeting income requirements.
For a typical Temple City home priced around $1.2M, you'll need $36,000. $60,000 down with conventional financing (3. 5%), or as little as $42,000 with FHA (3.5%). VA. eligible buyers and those using our No Money Down program can purchase with $0 down. If you're buying above the $1.25M conforming limit, expect to put down 10. 20% for jumbo financing.
Most Temple City buyers should aim for a credit score of at least 620 for conventional loans, though 680+ will get you better rates on homes in this price range. FHA loans accept scores as low as 580, while VA loans are more flexible with credit. Given that many buyers here are established professionals purchasing their first home over $1M, lenders typically look for solid credit history along with the score.
Look for a lender experienced with Temple City's upper. middle market who understands loans in the $900K. $1.25M range and can handle both conforming and jumbo financing. You'll want someone who can explain your options clearly, especially if you're a first. time jumbo borrower, and who offers competitive rates with transparent fees. Get pre. approved before house hunting since Temple City's market moves quickly and sellers expect serious, qualified buyers.
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