Mortgage broker serving Vacaville, 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 Vacaville buyers, we match your unique situation to the right program.
The Vacaville market rewards buyers with verified financing and competitive loan terms.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Vacaville 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 Vacaville home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Vacaville starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Vacaville 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 Vacaville 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 Vacaville 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 Vacaville buyers. Most homes under $833K with competitive rates.
Strong FHA option in Vacaville. Low down payment gets you into most properties here.
$0 down for Vacaville veterans. VA loans cover all properties with no PMI required.
Vacaville business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Vacaville. State assistance helps with down payment and closing costs.
Premium Vacaville homes over $833K require jumbo loans. Less common but available for luxury properties.
Vacaville sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Vacaville investors. Buy rentals in entity names.
Conforming refinance for Vacaville homeowners. Best rates for loans under $833K.
FHA streamline refinance for Vacaville. Easiest way to lower your existing FHA rate.
VA streamline refi for Vacaville veterans. Fastest way to reduce your mortgage payment.
Turn Vacaville home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Vacaville homeowners. Access equity without replacing first mortgage.
Vacaville owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Vacaville investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Vacaville projects. Short-term financing for value-add investments.
Multifamily options for Vacaville investors. Finance apartment buildings with commercial loans.
Vacaville 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 Vacaville buyers with qualifying income.
CalHFA programs popular in Vacaville. State assistance helps with down payment and closing costs.
Vacaville has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Vacaville buyers. Down payment assistance with no repayment.
Vacaville family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Vacaville 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
Vacaville sits in Solano County right where I-80 crosses between the Bay Area and [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca). Population is 101,631, median household income $106,764. The homeownership rate here is 66.2%, and the median home price runs $600K. Here's the thing: you're paying Bay Area prices but you're not quite in the Bay Area. For a household pulling in $100K+, this is where you can still get a single-family home with a yard without competing against tech money in Walnut Creek or Pleasanton.
If you've got kids, the school district matters for both your quality of life and your resale value down the road. Will C. Wood High and Vacaville High serve most of the city, and Buckingham Collegiate Charter Academy offers an alternative option that some families specifically move here for. Vaca Pena Middle School feeds into the high schools. The district is stable and the schools are solid, which is part of why that 66.2% homeownership rate stays consistent. When families buy here, they tend to stay put through the school years, and that stability helps your property hold value when it's time to sell or refinance.
Most neighborhoods in Vacaville cluster around that $601K median, but what you get for the money varies quite a bit. South Vacaville runs near the outlets and I-80, mix of newer subdivisions and commercial development, convenient if you travel or shop but you'll hear freeway noise. Alamo Creek is your classic suburban setup with tract homes from the 90s and 2000s, families and commuters, solid for conventional loans with 5-10% down if your income supports it. Downtown Vacaville has older housing stock, some Victorians and early 1900s builds mixed with smaller postwar homes. The downtown properties can be quirky, so appraisals matter more and you might need a conventional loan with more flexibility than FHA allows. At $600K, you're looking at around $120K down for conventional 20% or closer to $21K for FHA 3.5% if the property qualifies.
The commute is the main reason Vacaville costs what it does. [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca) is 61 minutes on a good day, [Oakland](/mortgage-loans-and-refinance-in-oakland-ca) 51 minutes, [San Jose](/mortgage-loans-and-refinance-in-san-jose-ca) 85 minutes. Real talk: those times assume no traffic, which never happens. You're realistically looking at 75-90 minutes each way during commute hours to SF or Oakland. I-80 is your lifeline, and it gets ugly between Fairfield and Berkeley. If you're hybrid or full remote, that commute becomes manageable a few days a week. If you're in the office five days, you're trading two to three hours of your day for a mortgage payment that's $400K less than Piedmont or Palo Alto. That's the calculation you need to make before you lock in a 30-year note.
The local job market is actually pretty diverse for a city this size. Kaiser Permanente Vacaville Medical Center is the big healthcare employer, Vacaville Unified School District provides steady public sector jobs, and Genentech's biotech manufacturing facility brings high-paying STEM work right into town. California Medical Facility is a state prison that employs correctional staff, and Travis Air Force Base is just down the road in Fairfield, which brings military families and civilian contractors into the housing market. If you work locally, you're not stuck with that Bay Area commute, and your housing cost to income ratio looks a lot better. The mix of healthcare, education, biotech, and government work means the economy doesn't lean too hard on any one sector, which helps property values stay stable even when tech has a rough year.
Common questions from Vacaville 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 Vacaville 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 Vacaville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Vacaville buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Vacaville 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 Vacaville 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 Vacaville families purchase with minimal upfront cash.
2026 Solano County limits: FHA $724,500, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Vacaville properties fall within conforming limits, maximizing your financing options.
For Vacaville'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 Vacaville. 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 Vacaville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Solano County, and structure your purchase to minimize upfront costs.
You still have options in Vacaville. 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 Solano County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Vacaville 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 Vacaville: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Vacaville buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Vacaville. 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 Solano County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Vacaville 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 Vacaville 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 Solano County limits: FHA $724,500, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Vacaville properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Vacaville 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 Vacaville 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 Vacaville families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Vacaville. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Solano County, and structure your purchase to minimize upfront costs.
You still have options in Vacaville. 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 Vacaville'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 Vacaville is $725,000 for 2025. This covers most homes in the area since the median home price is around $601,000, making FHA loans a popular choice for first. time buyers who want lower down payment options.
Most buyers in Vacaville don't need a jumbo loan since the conforming loan limit is $833,000 and the median home price is $601,000. You'll only need a jumbo loan if you're purchasing a home above $833,000, which represents the higher end of the local market.
For 2025, Solano County loan limits are $833,000 for conforming and VA loans, and $725,000 for FHA loans. These limits are announced annually in November, so 2026 limits will be released later this year and typically adjust based on home price trends.
Yes, VA loans are very competitive in Vacaville with a loan limit of $833,000, which covers the vast majority of homes in the area. If you're a qualified veteran or active military, you can purchase most Vacaville homes with $0 down and no mortgage insurance.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. Additionally, CalHFA offers down payment assistance grants and deferred loans, and Solano County sometimes has local programs for first. time buyers and moderate. income households.
Down payments in Vacaville typically range from 0% to 20% depending on your loan type. VA loans and USDA loans offer $0 down, FHA requires just 3.5% down (about $21,000 on a $601,000 home), and conventional loans start at 3% down for first. time buyers.
Most lenders require a minimum credit score of 580 for FHA loans and 620 for conventional loans in Vacaville. However, you'll get better interest rates with scores above 680, and VA loans can be more flexible with credit requirements for qualified veterans.
Look for a lender experienced with Vacaville's balanced market who offers multiple loan options including FHA, VA, and conventional programs. Compare rates and fees from at least three lenders, and choose one who responds quickly and can explain how different programs work for homes in the $600K. $900K range.
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