Mortgage broker serving Torrance, 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 Torrance buyers, we match your unique situation to the right program.
The Torrance market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Torrance 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 Torrance home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Torrance starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Torrance 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 Torrance 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 Torrance 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 Torrance home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Torrance homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Torrance with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Torrance first-timers. 3.5% down, 580 credit minimum.
Higher-end Torrance properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Torrance's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Torrance buyers.
Bridge loans help Torrance buyers compete. Make non-contingent offers while selling current home.
Torrance investment properties in LLC. Entity financing available for investors.
Most Torrance mortgages qualify for conforming refinance. Lower your rate under the limit.
Torrance homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Torrance refinance with VA IRRRL. No appraisal, no income verification.
Torrance HELOC options for home equity access. Credit line with variable rate draw period.
Torrance FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Torrance. Fixed payments unlike variable HELOC.
Torrance rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Torrance use fix-and-flip financing. Purchase plus rehab in one loan.
Torrance apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Torrance. 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 Torrance buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Torrance buyers.
Local Torrance DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Torrance buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Torrance family purchases. Parents selling to children at discount.
Torrance 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
Torrance sits in the South Bay, 20 miles south of downtown LA with direct beach access. Population is 145,454, median household income $109,554. The homeownership rate here is 54.8%, which is actually pretty good for a coastal LA County city where most people rent. At $1,022,500 median home price, you're looking at serious money, but here's what you get for it: top-rated schools, stable property values, and a location that keeps your commute under 45 minutes to most of the LA basin. A household pulling in $110K will need a solid down payment and probably a jumbo loan to make the numbers work here.
The school situation is one of the main reasons Torrance commands these prices. You've got four comprehensive high schools - Torrance High, South High, North High, and West High - all pulling strong ratings and college prep numbers. The district is well-funded and stable, which directly affects your resale value when you eventually sell. Families move here specifically for the schools and tend to stay through high school graduation, which creates a stable buyer pool when you're ready to list. If you're financing a million-dollar home, you want to know the fundamentals that protect that investment are solid, and the schools are a huge part of that equation in Torrance.
Where you buy in Torrance matters less for price variation and more for lifestyle, since most neighborhoods hover around that $1M mark. Old Torrance gives you the historic downtown core with walkable streets and the original Olmsted design - you're looking at $1M for older homes with character, and conventional or jumbo loans depending on your down payment. Hollywood Riviera sits in the hills above Torrance Beach with ocean views and proximity to Palos Verdes, also running around $1M but trending higher for view properties where jumbo financing is standard. Walteria on the west side was its own community before annexation, still maintains a distinct feel, same $1M range. The tight price clustering across neighborhoods means you're really choosing lifestyle over budget tiers, and lenders see all these areas as solid collateral.
The commute situation is legitimately good for Southern California. You're 33 minutes to downtown LA, 29 minutes to Santa Monica, 43 minutes to Irvine, and just 22 minutes to Long Beach. That accessibility is baked into the home prices - you're paying a premium to avoid the brutal commutes that come with more affordable Inland Empire or High Desert options. Local transit exists but most people drive, and the freeway access keeps you connected without the daily grind that burns people out in outlying areas. When you're stretching your budget for a jumbo loan, that reasonable commute time is part of what you're buying, and it matters for quality of life over the 30 years you'll be paying that mortgage.
The local economy is unusually diverse for a South Bay city. Torrance Memorial Medical Center provides healthcare jobs, American Honda Motor Company has its headquarters here, Robinson Helicopters manufactures locally, and Toyota Racing Development brings high-tech automotive engineering work. Torrance Unified School District employs hundreds in education. This job mix means the local economy isn't dependent on one sector, which stabilizes property values when recessions hit specific industries. Real talk: many buyers work elsewhere in LA County and choose Torrance for schools and location, but having major employers in town means there's always local demand. That employment diversity is why lenders view Torrance as lower risk compared to bedroom communities with no job base.
Common questions from Torrance 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 Torrance 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 Torrance: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Torrance buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Torrance 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 Torrance 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 Torrance 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 Torrance properties fall within conforming limits, maximizing your financing options.
For Torrance'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 Torrance. 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 Torrance. 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 Torrance. 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 Torrance 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 Torrance: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Torrance buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Torrance. 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 Torrance 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 Torrance 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 Torrance properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Torrance 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 Torrance 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 Torrance families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Torrance. 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 Torrance. 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 Torrance'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 Torrance is $1,250,000 for 2025, which covers most homes in this market. Since Torrance's median home price is around $1M, FHA loans work well for many buyers here. You'll need a minimum 3.5% down payment and a credit score of at least 580 for maximum financing.
Most buyers in Torrance won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is around $1M. However, if you're purchasing a home above $1.25M, you'll need jumbo financing. Jumbo loans typically require larger down payments (usually 10. 20%) and stronger credit profiles than conforming loans.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to Torrance and cover most single. family homes in the area. The 2026 limits haven't been announced yet but are typically adjusted each fall based on home price trends.
Yes, VA loans are available in Torrance with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This is ideal for Torrance's market since most homes fall under this limit. VA loans don't require mortgage insurance, which can save you hundreds of dollars monthly compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers in Torrance. CalHFA programs provide down payment and closing cost assistance for first. time and repeat buyers, with options like the MyHome Assistance Program offering deferred. payment junior loans. Los Angeles County also offers programs through its housing authority that can help with down payments for income. eligible buyers.
Down payments in Torrance vary by loan type. Conventional loans typically require 5. 20% ($50K. $200K on a $1M home), while FHA loans need just 3.5% (about $35K). VA loans and our No Money Down program offer $0 down options for qualified buyers, making homeownership more accessible even in this upper. middle market.
Most lenders require a minimum credit score of 620 for conventional loans in Torrance, though 680+ will get you better rates on homes in this price range. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. Since you're likely borrowing $800K. $1M+, a higher credit score can save you thousands annually in interest.
Look for a lender experienced with Torrance's upper. middle market who can handle loan amounts near or above $1M and explain jumbo options if needed. Compare rates, fees, and loan programs, but also consider responsiveness and expertise since competitive markets like Torrance require quick pre. approvals and closings. A local lender familiar with Los Angeles County properties can help you navigate appraisals and market. specific challenges more smoothly.
Fill out the form below and we'll reach out to discuss your Torrance mortgage options.
We respond within 24 hours
