Mortgage broker serving Tracy, 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 Tracy buyers, we match your unique situation to the right program.
Tracy 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 Tracy 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 Tracy home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tracy starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tracy 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 Tracy 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 Tracy 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 Tracy buyers. Most homes under $833K with competitive rates.
Strong FHA option in Tracy. Low down payment gets you into most properties here.
$0 down for Tracy veterans. VA loans cover all properties with no PMI required.
Tracy business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Tracy. State assistance helps with down payment and closing costs.
Premium Tracy homes over $833K require jumbo loans. Less common but available for luxury properties.
Tracy sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Tracy investors. Buy rentals in entity names.
Conforming refinance for Tracy homeowners. Best rates for loans under $833K.
FHA streamline refinance for Tracy. Easiest way to lower your existing FHA rate.
VA streamline refi for Tracy veterans. Fastest way to reduce your mortgage payment.
Turn Tracy home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Tracy homeowners. Access equity without replacing first mortgage.
Tracy owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Tracy investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Tracy projects. Short-term financing for value-add investments.
Multifamily options for Tracy investors. Finance apartment buildings with commercial loans.
Tracy 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 Tracy buyers with qualifying income.
CalHFA programs popular in Tracy. State assistance helps with down payment and closing costs.
Tracy has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Tracy buyers. Down payment assistance with no repayment.
Tracy family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Tracy 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
Tracy sits in the Central Valley about 60 miles east of San Francisco, right where affordability meets Bay Area access. Population is 94,027, median household income $111,717. The homeownership rate here is 64%, and that makes sense when you look at the math. At $685K median home price, you're paying roughly half what you'd drop in Fremont or San Ramon, and a household pulling in $110K can actually qualify for a conventional loan on a solid single-family home without draining every dollar.
If you've got kids, the school ratings matter for both your daily life and your resale value down the line. West High pulls an 8, Tracy High and Kimball both score 7s, and Merrill F. West sits at a 6. Those are respectable numbers for the Central Valley, and the district has been growing steadily as more Bay Area families move in. When you're comparing mortgage payments, remember that good schools keep property values stable. Neighborhoods near West High in the western part of town tend to hold value better, which is why lenders often see those properties as lower risk.
Where you buy in Tracy directly affects what loan product makes sense and what your monthly payment looks like. Downtown Tracy runs $580K-$750K with a mix of restored vintage homes and newer infill construction, perfect for conventional loans if you want walkability and character. West Tracy is the family magnet at $650K-$850K, newer planned communities with parks and schools, and conventional financing dominates here. Mountain House pushes $750K-$950K on the eastern edge, master-planned with all the amenities, and you'll need strong income documentation since you're pushing closer to jumbo territory depending on your down payment. Tracy Hills is the premium play at $800K-$1.2M with views and golf course access, so expect jumbo loans and stricter underwriting. Ellis offers the entry point at $600K-$780K, established neighborhoods with mature trees, and this is where first-time buyers with solid incomes can still use conventional loans without stretching too thin.
Here's the thing about Tracy. The commute to Stockton is only 26 minutes, which is manageable for Central Valley work. But the real story is the Bay Area commute, which runs 60-90 minutes depending on where you're headed and what time you leave. That drive is exactly why Tracy costs $685K while Pleasanton runs $1.4M for similar square footage. The ACE train runs from Tracy to San Jose, which helps if your employer is near a station and you don't mind the schedule. If you work remotely or locally, you're getting a legitimate house with a yard for what a condo costs over the hill. If you commute daily, you're trading time behind the wheel for a mortgage payment that won't eat your entire paycheck.
Tracy Unified School District is the biggest employer, which gives the area that public sector stability lenders like to see. Sutter Tracy Community Hospital and the City of Tracy add more steady paychecks. But the real growth has been logistics, with Amazon's fulfillment center, Safeway's distribution hub, and FedEx Ground all operating major facilities here. That warehouse and distribution boom has brought jobs and kept the local economy moving even when other sectors slow down. Most buyers here either work locally in education, healthcare, or logistics, or they're commuting to the Bay Area for tech and finance jobs while living where their income actually buys something. That income diversity is why Tracy's median household income sits at $111K, well above the state average, and why conventional loan approvals are common here despite the higher price point.
Common questions from Tracy 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 Tracy 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 Tracy: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tracy buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tracy 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 Tracy 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 Tracy families purchase with minimal upfront cash.
2026 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tracy properties fall within conforming limits, maximizing your financing options.
For Tracy'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 Tracy. 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 Tracy. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Tracy. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tracy 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 Tracy: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tracy buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tracy. 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 San Joaquin County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tracy 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 Tracy 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 San Joaquin County limits: FHA $603,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tracy properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tracy 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 Tracy 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 Tracy families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tracy. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Joaquin County, and structure your purchase to minimize upfront costs.
You still have options in Tracy. 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 Tracy'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 Tracy is $604,000 for 2026. This covers most homes in Tracy's market since the median price is around $685,000, though you'll need a larger down payment for homes above this limit. FHA loans remain a popular choice for first. time buyers in San Joaquin County.
Most buyers in Tracy don't need a jumbo loan since the conforming limit is $833,000 and the median home price is $685,000. You'll only need a jumbo loan if you're purchasing a home above $833,000. The majority of Tracy homes fall comfortably within conventional loan limits.
For 2026, San Joaquin County loan limits are $604,000 for FHA loans and $833,000 for both conventional conforming and VA loans. These limits cover the vast majority of homes in Tracy's market. Higher loan amounts would require jumbo financing with different qualification requirements.
Yes, VA loans are highly competitive in Tracy with a loan limit of $833,000, which covers virtually all homes in the area. Veterans can often buy with $0 down and no PMI, making it one of the best options available. Tracy's median home price of $685,000 falls well within VA loan limits.
Our No Money Down program offers $0 down payment for qualified buyers in Tracy. Additionally, CalHFA provides down payment assistance grants and deferred. payment junior loans, while San Joaquin County offers local programs for first. time and moderate. income buyers. These programs can help you purchase a home with little to no money down.
Down payments in Tracy typically range from 0% to 5% for first. time buyers using FHA, VA, or assistance programs, while conventional loans usually require 3% to 5% down. On Tracy's median home price of $685,000, that's roughly $20,500 to $34,250 for conventional loans. Many buyers combine loan programs with down payment assistance to minimize upfront costs.
Most lenders in Tracy require a minimum credit score of 580 for FHA loans and 620 for conventional loans. VA loans can sometimes go lower depending on the lender. With Tracy's median income of $111,717, many buyers qualify easily if their credit is in good shape.
Look for a lender experienced with Tracy's balanced market who can offer multiple loan options including FHA, VA, conventional, and down payment assistance programs. Compare rates, fees, and closing timelines from at least three lenders. The right lender will understand San Joaquin County programs and help you navigate Tracy's $600K. $900K price range efficiently.
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