Mortgage broker serving Tulare, 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 Tulare buyers, we match your unique situation to the right program.
First-time buyers in Tulare need the right loan programs to maximize their purchasing power.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Tulare 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 Tulare home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tulare starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tulare 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 Tulare 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 Tulare 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 |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Tulare purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Tulare. State programs reduce out-of-pocket costs significantly.
Veterans buy Tulare homes with $0 down. Full VA benefits cover all properties here.
Many Tulare properties qualify for USDA zero-down loans. Rural designation required.
All Tulare properties qualify for conforming loans. 3% down minimum for first-time buyers.
Tulare local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Tulare homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Tulare. Investors can purchase in entity names.
FHA streamline dominates Tulare refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Tulare veterans. No paperwork hassles, quick closing.
Many Tulare homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Tulare refinance qualifies for conforming rates. Best terms for rate reduction.
Tulare owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Tulare. Predictable payments for major expenses.
DSCR financing for Tulare investors. Buy rentals based on property income potential.
Fix-and-flip financing for Tulare investors. Buy distressed properties, renovate, sell.
Commercial hard money in Tulare. Quick funding when timing is critical.
Multifamily loans available for Tulare apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Tulare buyers with qualifying income.
CalHFA is a strong option for Tulare. State programs reduce out-of-pocket costs significantly.
Tulare local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Tulare down payment help. Free money for qualified buyers.
Many Tulare properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Tulare benefit from gift of equity. No cash down payment needed.
Tulare first-time buyers often use co-borrowers. Family help for 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
Tulare sits right in the heart of the Central Valley, about 45 miles south of [Fresno](/mortgage-loans-and-refinance-in-fresno-ca). Population is 69,261, median household income $65,933. The homeownership rate is 58.8%, which tells you this is a working-class community where people actually live and work, not just rent and move on. At $366K median home price, you're looking at one of the most affordable markets in California where a household pulling in $65K can realistically qualify for a mortgage without needing perfect credit or a massive down payment.
The school situation here is practical if you're buying with kids in mind. Tulare Union High, Tulare Western High, and Mission Oak High give you three different high school options depending on where you buy in town. Cherry Avenue Middle School serves a big chunk of the city. The ratings aren't going to compete with coastal suburbs, but here's what matters for your mortgage decision: families who buy here tend to stay, which keeps neighborhoods stable and helps your property hold value. When you're financing a $366K home on a $65K income, you need to know the community around you isn't going to turn over every two years. The school district employs a ton of people locally too, which means your neighbors probably work in town and have steady paychecks.
Downtown Tulare runs around $366K and gives you the historic core with older homes, some commercial mix, and walkability to civic buildings and local businesses. You'll see a lot of FHA loans here because first-time buyers like the character and the price point works with 3.5% down. East Tulare also hits that $366K median and it's more purely residential, mostly single-family homes from different decades depending on the street. Conventional loans with 5-10% down are common in East Tulare if you've got decent credit and stable farm or food processing industry income. The truth is, Tulare doesn't have the dramatic price spread you see in bigger cities. Most of the housing stock sits in that $300K-$400K range, which actually makes shopping easier because you're not constantly getting priced out of neighborhoods.
Fresno is 47 minutes north on Highway 99, [Bakersfield](/mortgage-loans-and-refinance-in-bakersfield-ca) is 64 minutes south. That's your access to bigger city amenities, regional airports, and specialty medical care. Stockton runs 159 minutes if you've got family or business up there, but most people aren't making that drive regularly. Local transit exists but let's be real, you'll want a car here. The commute times matter for your mortgage because if you work in Fresno or Bakersfield, you're trading an hour of drive time for a home that costs $150K-$200K less than comparable properties in those cities. That's the difference between qualifying for a loan and getting priced out entirely.
Tulare's economy runs on agriculture, food processing, healthcare, and education. Tulare Regional Medical Center is the big healthcare employer. Tulare City School District and Tulare County government provide stable public sector jobs with benefits. Land O'Lakes and Ruiz Foods represent the food processing side, which is huge in the Central Valley. The World Ag Expo at the International Agri-Center brings massive annual business to town and employs people year-round. When you're applying for a mortgage, lenders like seeing borrowers with jobs in healthcare, education, or established food companies because those industries don't disappear overnight. The ag economy has ups and downs, but the diversity here between public sector, healthcare, and major food processors gives you some cushion.
Common questions from Tulare 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 Tulare 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 Tulare: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tulare buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tulare 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 Tulare 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 Tulare families purchase with minimal upfront cash.
2026 Tulare County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tulare properties fall within conforming limits, maximizing your financing options.
For Tulare'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 Tulare. 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 Tulare. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tulare County, and structure your purchase to minimize upfront costs.
You still have options in Tulare. 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 Tulare County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tulare 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 Tulare: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tulare buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tulare. 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 Tulare County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tulare 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 Tulare 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 Tulare County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tulare properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tulare 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 Tulare 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 Tulare families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tulare. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tulare County, and structure your purchase to minimize upfront costs.
You still have options in Tulare. 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 Tulare'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 Tulare is $541,300 for 2025. This covers virtually all homes in Tulare since the median price is around $366,000, making FHA loans an excellent option for first. time buyers in the area.
You won't need a jumbo loan in Tulare for most purchases. With conforming and FHA limits at $833,000 and $541,300 respectively, and typical home prices between $300K. $450K, standard loan programs will cover your purchase.
For 2025, Tulare County's loan limits are $833,000 for conforming and VA loans, and $541,300 for FHA loans. These limits are more than sufficient for the local market where median home prices are around $366,000, and 2026 limits typically aren't announced until late 2025.
Yes, VA loans are available in Tulare with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no mortgage insurance, making them one of the best options for eligible buyers.
Our No Money Down program offers $0 down payment for qualified buyers in Tulare. CalHFA programs are also popular here, providing down payment and closing cost assistance for first. time buyers, and some areas of Tulare may qualify for USDA loans with zero down for rural properties.
You can buy a Tulare home with as little as 3.5% down using an FHA loan, which means around $12,800. $15,750 on a typical $366,000 home. With down payment assistance programs widely available in this market, many first. time buyers put down even less or qualify for zero. down options.
You can qualify for an FHA loan in Tulare with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Most conventional loans require a 620 minimum, but given Tulare's entry. level market, FHA's flexibility makes homeownership accessible for more buyers.
Choose a lender experienced with Tulare's entry. level market who understands FHA loans and down payment assistance programs that are crucial here. Look for someone who can explain CalHFA and local DPA options clearly, offers competitive rates, and has strong reviews from first. time buyers in similar situations.
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