Mortgage broker serving Visalia, 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 Visalia buyers, we match your unique situation to the right program.
Visalia provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Visalia 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 Visalia home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Visalia starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Visalia 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 Visalia 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 Visalia 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 Visalia purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Visalia. State programs reduce out-of-pocket costs significantly.
Veterans buy Visalia homes with $0 down. Full VA benefits cover all properties here.
Many Visalia properties qualify for USDA zero-down loans. Rural designation required.
All Visalia properties qualify for conforming loans. 3% down minimum for first-time buyers.
Visalia local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Visalia homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Visalia. Investors can purchase in entity names.
FHA streamline dominates Visalia refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Visalia veterans. No paperwork hassles, quick closing.
Many Visalia homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Visalia refinance qualifies for conforming rates. Best terms for rate reduction.
Visalia owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Visalia. Predictable payments for major expenses.
DSCR financing for Visalia investors. Buy rentals based on property income potential.
Fix-and-flip financing for Visalia investors. Buy distressed properties, renovate, sell.
Commercial hard money in Visalia. Quick funding when timing is critical.
Multifamily loans available for Visalia 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 Visalia buyers with qualifying income.
CalHFA is a strong option for Visalia. State programs reduce out-of-pocket costs significantly.
Visalia local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Visalia down payment help. Free money for qualified buyers.
Many Visalia properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Visalia benefit from gift of equity. No cash down payment needed.
Visalia 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
Visalia sits right in the heart of the Central Valley, about 45 miles south of [Fresno](/mortgage-loans-and-refinance-in-fresno-ca). Population is 141,466, median household income $75,658. The homeownership rate here is 60%, which tells you this is a place where people buy instead of rent. At $400K median home price, you're looking at one of the last legitimate deals in California where a household pulling in $75K can actually qualify for a conventional loan on a proper single-family home without getting crushed by the payment.
Visalia Unified runs the show here, and it's a big reason families plant roots instead of just passing through. You've got four main high schools - Mt. Whitney, Golden West, Redwood, and El Diamante - which means the district has options and competition that keeps quality up. The schools aren't pulling perfect 10 ratings, but they're solid and stable, and that stability matters when you're thinking about resale five or ten years down the line. Families who buy here tend to stay, which is why that 60% ownership rate holds steady even when other Central Valley towns see more turnover. When you're running comps for an appraisal, homes in good school zones consistently hold value better than those on the edges.
Here's the thing about Visalia - it's not carved into wildly different price tiers like coastal cities. Downtown Visalia runs around $400K for homes near Main Street, the Fox Theatre, and the walkable core. You're paying for location and character here, older homes with actual personality, and conventional loans work fine at this price point. Mooney up north also hits that $400K median, more residential and spread out, good for families wanting yard space without going rural. The pricing consistency across town means you're choosing based on lifestyle rather than getting priced out of half the city. FHA and conventional loans both get plenty of use here since you're not dealing with jumbo territory unless you're buying something really special.
Visalia doesn't have freeway access the way bigger cities do, and that's actually part of why it stays affordable. You're 42 minutes to Fresno via Highway 198 if you need a bigger city, 76 minutes to Bakersfield. Stockton is 154 minutes, so don't plan on commuting there. Most people who buy in Visalia work locally or regionally within the Central Valley. The lack of easy freeway connections to the Bay Area or LA keeps outside money from flooding in and driving prices up. If you work remote or have a job in town, you're getting California homeownership at prices that actually make sense with your income.
The employment base here is solid and diversified enough to keep the housing market stable. Kaweah Health Medical Center is the big dog, healthcare jobs that aren't going anywhere. Visalia Unified School District employs a ton of people, same with Tulare County government. College of the Sequoias adds education sector stability, and Valley Children's Healthcare brings in more medical employment. This mix of public sector, healthcare, and education means steady paychecks and predictable employment, which is exactly what keeps mortgage default rates low and property values consistent. Lenders like seeing stable employment bases when they're underwriting loans in an area.
Common questions from Visalia 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 Visalia 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 Visalia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Visalia buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Visalia 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 Visalia 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 Visalia 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 Visalia properties fall within conforming limits, maximizing your financing options.
For Visalia'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 Visalia. 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 Visalia. 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 Visalia. 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 Visalia 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 Visalia: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Visalia buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Visalia. 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 Visalia 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 Visalia 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 Visalia properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Visalia 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 Visalia 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 Visalia families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Visalia. 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 Visalia. 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 Visalia'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 Visalia is $541,300 for 2025. This covers most homes in the area since the median price is around $400K, making FHA loans an excellent option for first. time buyers who need lower down payments and more flexible credit requirements.
You won't need a jumbo loan for most Visalia homes. With conforming and FHA limits at $833,100 and $541,300 respectively, and typical home prices between $300K. $450K, standard loan programs will cover your purchase. Jumbo loans are only necessary for luxury properties well above the median price.
For 2025, Tulare County's loan limits are $541,300 for FHA loans, $833,100 for VA loans, and $833,100 for conforming loans. These limits are set annually and typically increase each year, so 2026 limits will likely be announced in late 2025 with modest adjustments based on home price trends.
Yes, VA loans are available in Visalia with a generous loan limit of $833,100. If you're a qualified veteran or active military, VA loans offer 0% down and no mortgage insurance, making them one of the best options for buying a home in Visalia's $300K. $450K market.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. CalHFA programs provide down payment and closing cost assistance with competitive rates, and Tulare County may offer local DPA programs for first. time buyers. Some areas of Visalia may also qualify for USDA loans with zero down payment.
You can buy a Visalia home with as little as 0% down using VA, USDA, or our No Money Down program. FHA loans require just 3.5% down (about $14,000 on a $400K home), while conventional loans typically need 3. 5% down. With median home prices around $400K, down payment assistance programs can help cover most or all of your upfront costs.
You can qualify for an FHA loan in Visalia with a credit score as low as 580, or even 500 with a larger down payment. Conventional loans typically require a 620 minimum, while VA loans are more flexible. Given Visalia's entry. level market, many lenders work with first. time buyers to find programs that fit their credit profile.
Choose a Visalia lender who specializes in FHA loans and down payment assistance programs, since these are crucial for the local market. Look for someone who understands first. time buyer needs, offers multiple loan options including CalHFA and DPA programs, and can close on time. Local expertise matters in Visalia's competitive $300K. $450K market where you'll need quick pre. approvals and smooth transactions.
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