Mortgage broker serving Tustin, 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 Tustin buyers, we match your unique situation to the right program.
Tustin buyers navigate properties near the $1.25M conforming limit, where loan structure impacts rates significantly.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Tustin 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 Tustin home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tustin starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tustin 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 Tustin 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 Tustin 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 Tustin home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Tustin homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Tustin with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Tustin first-timers. 3.5% down, 580 credit minimum.
Higher-end Tustin properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Tustin's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Tustin buyers.
Bridge loans help Tustin buyers compete. Make non-contingent offers while selling current home.
Tustin investment properties in LLC. Entity financing available for investors.
Most Tustin mortgages qualify for conforming refinance. Lower your rate under the limit.
Tustin homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Tustin refinance with VA IRRRL. No appraisal, no income verification.
Tustin HELOC options for home equity access. Credit line with variable rate draw period.
Tustin FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Tustin. Fixed payments unlike variable HELOC.
Tustin rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Tustin use fix-and-flip financing. Purchase plus rehab in one loan.
Tustin apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Tustin. 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 Tustin buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Tustin buyers.
Local Tustin DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Tustin buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Tustin family purchases. Parents selling to children at discount.
Tustin 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
Tustin sits right in the heart of Orange County, population 79,514, median household income $102,065. The homeownership rate is 50.2%, which tells you something important - at a $1.1M median home price, you're looking at a market where renting is still common because the barrier to entry is high. To qualify for a conventional loan on that median price with 20% down, you'll need around $220K cash and household income north of $200K. This is classic Orange County pricing, where dual-income professional households are the norm for buyers.
The school situation here is part of what keeps those home values elevated. Tustin Unified serves the area, and you've got options depending on where you buy. Beckman High consistently pulls 9-10 ratings, Foothill High runs 7-8, and Tustin High sits around 6-7. When you're spending over a million on a house, school ratings matter not just for your kids but for resale value down the road. Families will pay a premium to stay in highly-rated districts, which means your property holds value better even when the market softens. The district has been stable for years, and that stability translates directly to predictable appreciation for buyers thinking long-term.
All three main areas hover around that $1.1M mark, but the character is completely different. Tustin Legacy is built on the old Marine Corps Air Station, and you'll see those massive historic hangars that define the skyline. It's master-planned, modern construction from the 2000s and 2010s, popular with young professionals and families who want newer builds. Conventional loans with 20% down are standard here, though you'll see some buyers go jumbo depending on upgrades and lot premiums. Old Town Tustin gives you that historic Orange County vibe with vintage homes, walkable downtown along Main Street, and a community feel that's harder to find in newer developments. Tustin Ranch up north puts you near Peters Canyon Regional Park with planned neighborhoods and solid schools, attracting families willing to stretch their budget for the location. At these price points, most buyers are putting down 20-25% to avoid PMI and keep monthly payments manageable.
Here's the thing about Tustin's location - you're 14 minutes from Irvine, 36 minutes from Long Beach, 43 minutes to LA. That central Orange County position is a huge part of why prices stay high. You can work in Irvine's business parks, commute to LA if you have to, or access the coast without the brutal drives you'd face from Riverside or San Bernardino. The lack of major highway noise through residential areas keeps neighborhoods quieter, but you're close enough to the 5 and 55 when you need them. If you work in tech, biotech, or finance in Irvine, that 14-minute commute means you get Orange County employment with a slightly more established community feel than newer Irvine developments.
Tustin Unified School District is the largest employer, which gives the area that public sector stability. Costco has a corporate presence here beyond just retail, and The District at Tustin Legacy brings in retail and service jobs. The City of Tustin itself employs a fair number of people in municipal roles. But real talk, most buyers here work elsewhere in Orange County - Irvine's business corridor, Newport Beach, or even LA. The local job market supports some buyers, but the income levels needed to afford $1.1M homes typically come from the broader Orange County employment base. That's why the commute times matter so much when you're deciding if Tustin works for your situation.
Common questions from Tustin 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 Tustin 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 Tustin: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tustin buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tustin 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 Tustin 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 Tustin families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Tustin properties fall within conforming limits, maximizing your financing options.
For Tustin'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 Tustin. 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 Tustin. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Tustin. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tustin 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 Tustin: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tustin buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tustin. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tustin 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 Tustin 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Tustin properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tustin 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 Tustin 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 Tustin families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tustin. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Tustin. 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 Tustin'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 Tustin is $1,250,000 for 2025, which covers most homes in this Orange County market. With the median home price around $1.1M, you'll find that FHA financing works well for many properties here. This higher limit makes FHA loans a viable option even in Tustin's upper. middle market.
Most homes in Tustin fall under the $1.25M conforming loan limit, so you won't need a jumbo loan for typical properties priced between $900K and $1.25M. However, if you're looking at higher. end homes above $1.25M, you'll need jumbo financing. The good news is that conforming loans offer better rates and terms for the majority of Tustin buyers.
The 2026 loan limits for Orange County haven't been officially announced yet, but the current conforming, FHA, and VA limits are all $1,250,000. These limits typically adjust annually based on home price trends, and any updates are usually released in November. For now, you can plan around the $1.25M threshold for most conventional financing options.
Yes, VA loans are available in Tustin with a loan limit of $1,250,000, which covers most homes in the area. Eligible veterans and service members can purchase with $0 down and no PMI, making it one of the best financing options available. Given Tustin's median price of $1.1M, VA loans work perfectly for the majority of properties here.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in Tustin's competitive market. CalHFA programs are also available, offering down payment and closing cost assistance for first. time and repeat buyers. Orange County may have additional local programs worth exploring, especially for established professionals looking to break into this upper. middle market.
For a typical Tustin home priced around $1.1M, you'd need $220,000 down for a conventional 20% down payment, though you can put down as little as 3% ($33,000) with PMI. FHA loans require 3.5% down (about $38,500), while VA loans offer $0 down for eligible veterans. Your best option depends on your finances, loan type, and whether you want to avoid mortgage insurance.
Most lenders require a minimum credit score of 620 for conventional loans in Tustin, though you'll get better rates with scores above 740. FHA loans can work with scores as low as 580 (or even 500 with 10% down), making them accessible for buyers still building credit. Given Tustin's $1.1M median price and established buyer profile, aiming for 700+ will give you the most financing options and competitive rates.
Look for a lender experienced with Tustin's upper. middle market who can handle both conforming and jumbo loans, since you may encounter properties on either side of the $1.25M limit. Compare rates, fees, and closing timelines from at least three lenders, and ask about their experience with first. time jumbo borrowers if that applies to you. A lender familiar with Orange County's competitive market can also help you move quickly when you find the right home.
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