Mortgage broker serving Turlock, 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 Turlock buyers, we match your unique situation to the right program.
First-time buyers in Turlock 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 Turlock 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 Turlock home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Turlock starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Turlock 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 Turlock 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 Turlock 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 Turlock purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Turlock. State programs reduce out-of-pocket costs significantly.
Veterans buy Turlock homes with $0 down. Full VA benefits cover all properties here.
Many Turlock properties qualify for USDA zero-down loans. Rural designation required.
All Turlock properties qualify for conforming loans. 3% down minimum for first-time buyers.
Turlock local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Turlock homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Turlock. Investors can purchase in entity names.
FHA streamline dominates Turlock refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Turlock veterans. No paperwork hassles, quick closing.
Many Turlock homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Turlock refinance qualifies for conforming rates. Best terms for rate reduction.
Turlock owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Turlock. Predictable payments for major expenses.
DSCR financing for Turlock investors. Buy rentals based on property income potential.
Fix-and-flip financing for Turlock investors. Buy distressed properties, renovate, sell.
Commercial hard money in Turlock. Quick funding when timing is critical.
Multifamily loans available for Turlock 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 Turlock buyers with qualifying income.
CalHFA is a strong option for Turlock. State programs reduce out-of-pocket costs significantly.
Turlock local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Turlock down payment help. Free money for qualified buyers.
Many Turlock properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Turlock benefit from gift of equity. No cash down payment needed.
Turlock 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
Turlock sits in the Central Valley about 100 miles east of San Jose and 120 miles south of Sacramento. Population is 72,504, median household income $74,559. The homeownership rate here is 55%, which tracks with the mix of students, young families, and ag workers. At $439K median home price, you're looking at real affordability compared to the Bay Area while still being within reasonable striking distance of major job centers. A household pulling in $75K can actually qualify for a mortgage here without stretching to the breaking point.
If you've got kids or plan to, the school situation here is pretty solid for a Central Valley town. Turlock High and Pitman High both serve the community, Dutcher Middle School feeds into them, and Turlock Christian School gives you a private option if that's your thing. The schools aren't pulling 9s and 10s, but they're stable and the district is well-funded compared to some neighboring towns. That stability matters when you're thinking about resale value five or ten years down the road. Families who buy here tend to stick around, which is why you'll see established neighborhoods with longtime owners who've built equity over the years.
Downtown Turlock runs around $439K and gives you the historic city center vibe with walkable access to local businesses, restaurants, and the Carnegie Arts Center. You're looking at older homes with character, some remodeled, some needing work. FHA loans work well here if you're a first-time buyer willing to put in some sweat equity. North Turlock also sits around $439K but skews newer with residential developments built in the last 20 years. These are move-in ready properties that attract conventional loan buyers who want less maintenance headache. The price point is similar but the buyer profile is different, so think about whether you want charm and projects or turnkey and bland.
Here's the thing about Turlock's location. You're 48 minutes to Stockton, 79 minutes to Fresno, and 175 minutes to Bakersfield if you're insane enough to make that drive. Most people who buy here either work locally or commute to Modesto, which is about 15 minutes up Highway 99. The Bay Area is technically reachable but you're looking at 90-plus minutes on a good day, so remote workers and retirees make up a chunk of that buyer pool. Local transit exists but let's be real, you'll need a car. The affordability here is directly tied to not being on top of a major metro, which is exactly why your mortgage payment won't eat your whole paycheck.
Emanuel Medical Center is the big employer, followed by Turlock Unified School District and Cal State Stanislaus just outside town. Foster Farms has a major presence here, which is typical Central Valley ag industry. Turlock Irrigation District rounds out the mix with steady public utility jobs. The economy is diversified enough that you're not dependent on one sector, but it's also not a tech hub or financial center. Most buyers here work in healthcare, education, agriculture, or commute to Modesto for office jobs. The job market is stable rather than booming, which keeps home prices reasonable and makes qualifying for a mortgage more realistic for middle-income earners.
Common questions from Turlock 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 Turlock 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 Turlock: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Turlock buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Turlock 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 Turlock 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 Turlock families purchase with minimal upfront cash.
2026 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Turlock properties fall within conforming limits, maximizing your financing options.
For Turlock'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 Turlock. 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 Turlock. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Turlock. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Turlock 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 Turlock: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Turlock buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Turlock. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Turlock 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 Turlock 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 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Turlock properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Turlock 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 Turlock 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 Turlock families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Turlock. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Turlock. 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 Turlock'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 Turlock is $541,000 for 2025. This covers nearly all homes in Turlock's market, where the median price is $439,000, making FHA loans an excellent option for first. time buyers with as little as 3.5% down.
You won't need a jumbo loan for most Turlock homes. With conforming and FHA loan limits at $833,000 and $541,000 respectively, and most homes priced between $300,000 and $450,000, standard loan programs will cover your purchase.
For 2025, Stanislaus County loan limits are $541,000 for FHA loans and $833,000 for conforming and VA loans. The 2026 limits typically aren't announced until late 2025, but they're adjusted annually based on home price changes.
Yes, VA loans are available in Turlock with a generous loan limit of $833,000. If you're a qualifying veteran or active military, VA loans offer 0% down with no mortgage insurance, making them perfect for Turlock's entry. level market.
Our No Money Down program offers $0 down payment for qualified buyers. CalHFA programs provide down payment and closing cost assistance for first. time buyers, and Stanislaus County offers local DPA programs that can cover 3. 5% of your purchase price, which is especially helpful in Turlock's $300K. $450K price range.
You can buy a Turlock home with as little as 3.5% down using an FHA loan, which means about $13,000. $16,000 on a typical $375,000 home. With down payment assistance programs or VA loans, you might qualify for 0% down, making homeownership accessible even with limited savings.
Most Turlock buyers can qualify with a credit score of 580 for FHA loans or 620 for conventional financing. Given that Turlock is an entry. level market where FHA loans dominate, a 580 score with 3.5% down is often enough to get started.
Look for a Turlock lender experienced with FHA loans and down payment assistance programs, since these are crucial in the local market. The best lender will understand Stanislaus County's DPA options, respond quickly in competitive situations, and help you maximize your buying power on a median income of around $75,000.
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