Licensed California mortgage broker with loan programs specialized to your unique situation. Purchase loans, refinancing, FHA, VA, jumbo, commercial, construction, down payment assistance, and more across every Tuolumne community.
Schedule a quick 15-minute call and we'll match you to the right program for your Tuolumne County purchase.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Tuolumne County buyers across 18 cities, we match your unique situation to the right program.
Tuolumne County offers opportunities for buyers with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Tuolumne County 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 Tuolumne County home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tuolumne County starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tuolumne County 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 Tuolumne County 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.
| Loan Type | 1-Unit | 2-Unit | 3-Unit | 4-Unit |
|---|---|---|---|---|
| Conventional | $832,750 $833K | $1,066,250 $1.07M | $1,288,800 $1.29M | $1,601,750 $1.60M |
| FHA | $541,287 $541K | $693,050 $693K | $837,700 $838K | $1,041,125 $1.04M |
Limits effective January 1, 2026. VA loans have no county limit for qualified veterans.
Calculate your monthly payment, affordability, and closing costs with Tuolumne County-specific property tax rates and loan limits. Get accurate estimates before you start shopping.
Common questions from Tuolumne County 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 Tuolumne County 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 Tuolumne County: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tuolumne County buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tuolumne County 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 Tuolumne County 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 Tuolumne County families purchase with minimal upfront cash.
2026 Tuolumne County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tuolumne County properties fall within conforming limits, maximizing your financing options.
For Tuolumne County's $400K 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 Tuolumne County. 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 Tuolumne County. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tuolumne County, and structure your purchase to minimize upfront costs.
You still have options in Tuolumne County. 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 Tuolumne County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tuolumne County typically run 2-4% of the purchase price. On a $400K 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 Tuolumne County: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tuolumne County buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tuolumne County. 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 Tuolumne County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tuolumne County typically run 2-4% of the purchase price. On a $400K 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 Tuolumne County 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 Tuolumne County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tuolumne County properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tuolumne County 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 Tuolumne County 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 Tuolumne County families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tuolumne County. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Tuolumne County, and structure your purchase to minimize upfront costs.
You still have options in Tuolumne County. 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 Tuolumne County's $400K 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.
Tuolumne County is designated as a standard area. Conventional conforming loan limits are $807K for single-family homes, $1M for 2-unit properties, $1.2M for 3-unit properties, and $1.6M for 4-unit properties. FHA limits match these amounts.
We serve all of Tuolumne County including Sonora (the only incorporated city and county seat), plus communities like Jamestown, Twain Harte, Columbia, Groveland, Phoenix Lake, Pine Mountain Lake, Tuolumne City, and many more.
Most properties in Tuolumne County fall under the $807K conforming limit, allowing you to use conventional financing with better rates.
Several programs are available including CalHFA down payment assistance, local first-time buyer programs, and various grant programs. We'll help you identify all programs you qualify for based on your income and location.
Tuolumne County doesn’t have incorporated cities, which means you’re looking at unincorporated communities spread across California’s Gold Country. The conforming loan limit here sits at $807,000, and this isn’t designated as a high-cost area. That matters because if you’re financing above that conforming limit, you’ll need a jumbo loan with stricter requirements and typically higher rates.
You’ll find the market here breaks down by community rather than city lines. Sonora acts as the county seat and commercial center, even though areas like Twain Harte and Groveland attract different buyer profiles at different price points. Columbia and Jamestown pull in folks who want that historic Gold Rush character without necessarily paying Sonora’s premium. Tourism keeps money flowing through here year-round, with Yosemite’s northern gateway bringing steady visitors and seasonal employment. The county also relies on healthcare, education, and government jobs that create stable employment even when tourism dips. When you’re getting pre-approved, that employment mix means lenders won’t flag the area as overly dependent on one industry, which can make underwriting smoother than you’d expect for a smaller rural county. hasPage: false
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