Mortgage broker serving Vista, 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 Vista buyers, we match your unique situation to the right program.
Vista's competitive market demands strong pre-approval and flexible loan options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Vista 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 Vista home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Vista starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Vista 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 Vista 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 Vista 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: $1,249,125 |
| 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 $1,249,125 |
| 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 Vista buyers. Most homes under $1.1M with competitive rates.
Strong FHA option in Vista. Low down payment gets you into most properties here.
$0 down for Vista veterans. VA loans cover all properties with no PMI required.
Vista business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Vista. State assistance helps with down payment and closing costs.
Premium Vista homes over $1.1M require jumbo loans. Less common but available for luxury properties.
Vista sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Vista investors. Buy rentals in entity names.
Conforming refinance for Vista homeowners. Best rates for loans under $1.1M.
FHA streamline refinance for Vista. Easiest way to lower your existing FHA rate.
VA streamline refi for Vista veterans. Fastest way to reduce your mortgage payment.
Turn Vista home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Vista homeowners. Access equity without replacing first mortgage.
Vista owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Vista investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Vista projects. Short-term financing for value-add investments.
Multifamily options for Vista investors. Finance apartment buildings with commercial loans.
Vista 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 Vista buyers with qualifying income.
CalHFA programs popular in Vista. State assistance helps with down payment and closing costs.
Vista has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Vista buyers. Down payment assistance with no repayment.
Vista family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Vista 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
Vista sits in North County San Diego, about 7 miles inland from the coast and 40 miles north of downtown San Diego. Population is 98,392, median household income $88,715. The homeownership rate here is 49.4%, lower than the state average, which tells you this is a competitive market where buyers need solid financing to win. At $852,500 median home price, you're paying for proximity to the coast and San Diego job centers without the million-plus price tags you'll see in Carlsbad or Encinitas.
Vista Unified School District serves the area with three comprehensive high schools, which is unusual for a city this size and gives families real options. Vista High, Rancho Buena Vista High, and Mission Vista High all serve different parts of town, so where you buy determines which school your kids attend. The district's stability matters when you're thinking about resale value. That 49.4% ownership rate means you're competing with a lot of renters and investors, but it also means there's room to build equity as more families look to put down roots here. If you're buying with kids in mind, your lender will want to see you can handle the $850K price point on that $88K household income, which typically means 20% down or strong DTI ratios.
Downtown Vista runs around $853K and gives you the walkable city center experience with the civic buildings, Main Street shops, and restaurant scene. You're looking at older housing stock mixed with some newer infill, and conventional loans work fine here if you've got the down payment. Shadowridge also hits that $853K median and skews more suburban residential, mostly single-family homes in planned developments. Here's the thing about Vista pricing: it's pretty consistent across neighborhoods because you're paying for location relative to the coast and job centers, not massive variation within city limits. Most buyers here use conventional financing with 10-20% down. FHA can work if you're a first-timer, but you'll be competing against conventional offers in a market where that 49.4% ownership rate means plenty of cash buyers and investors are in the mix.
The commute to San Diego runs about 44 minutes, La Jolla 47 minutes, which is the main reason Vista costs $852K instead of $1.2M like coastal North County. You don't have direct freeway access like you would in Carlsbad, but you're close enough to CA-78 and I-5 to make the job centers reachable. Local transit exists but most people drive. If you work in San Diego proper or at one of the big employers in Sorrento Valley or UTC, you're trading commute time for a mortgage payment that's $300-400K less than buying closer to work. That math works for a lot of buyers, especially if one spouse works locally and the other commutes.
Vista Unified School District is the largest employer, followed by Tri-City Medical Center, which gives the local economy a solid base in education and healthcare. City of Vista and County of San Diego add public sector stability. The job mix here is service-oriented, but the real story is proximity to the broader San Diego employment base. Most buyers work somewhere in the San Diego metro and choose Vista for the relative affordability. When you're talking to your lender, they'll want to see stable employment, and having major institutions like the school district and medical center as anchors helps with long-term property values. The market stays liquid because people need housing within reach of San Diego jobs, and Vista delivers that without the coastal premium.
Common questions from Vista 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 Vista 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 Vista: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Vista buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Vista 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 Vista 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 Vista families purchase with minimal upfront cash.
2026 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Vista properties fall within conforming limits, maximizing your financing options.
For Vista'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 Vista. 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 Vista. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Vista. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Vista 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 Vista: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Vista buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Vista. 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 San Diego County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Vista 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 Vista 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 San Diego County limits: FHA $1,006,250, Conventional $1,104,000. Any loan above $1,104,000 is a jumbo loan. Most Vista properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Vista 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 Vista 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 Vista families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Vista. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Diego County, and structure your purchase to minimize upfront costs.
You still have options in Vista. 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 Vista'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 Vista is $1,010,000 for 2025, which covers most homes in the area since the median price is around $853K. This makes FHA loans a strong option for buyers who want lower down payment requirements and more flexible credit guidelines. You can purchase well above the median home price while still qualifying for FHA's competitive terms.
Most Vista buyers don't need a jumbo loan since the conforming loan limit is $1,100,000 and the median home price is $853K. Only homes priced above $1.1 million would require a jumbo loan, which represents a smaller portion of Vista's housing inventory. The majority of properties in the $600K to $900K range fall comfortably within conventional loan limits.
For 2026, San Diego County loan limits are $1,100,000 for conforming loans, $1,010,000 for FHA loans, and $1,100,000 for VA loans. These limits apply to Vista and cover the vast majority of homes in the area. The limits are reviewed annually and may adjust based on home price trends.
Yes, VA loans are very competitive in Vista with a loan limit of $1,100,000, which covers nearly all homes in the market. Veterans and active military can purchase with $0 down and no mortgage insurance, making it one of the best financing options available. With Vista's median price at $853K, you'll have plenty of inventory to choose from using VA benefits.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible in Vista. Additionally, CalHFA offers down payment assistance programs with options for first. time and repeat buyers, and San Diego County has local DPA programs that can help with closing costs. These programs are particularly valuable in Vista's market where the median home price of $853K can require substantial upfront funds.
Down payment requirements in Vista vary by loan type: conventional loans typically need 3% to 5% ($25,500 to $42,650 on an $853K home), FHA requires 3.5% ($29,855), and VA or USDA loans offer $0 down options. With median prices around $853K, planning for at least $30K to $40K is smart unless you're using a zero. down program. Your credit score and loan type will determine your specific requirements.
Most Vista buyers will need a minimum credit score of 620 for conventional loans, though 640 or higher gets you better rates in this price range. FHA loans accept scores as low as 580 (or even 500 with 10% down), making them accessible for first. time buyers. With the median home price at $853K, having a score above 680 will give you the most financing options and competitive rates.
Choose a lender experienced with Vista's balanced market who can offer multiple loan options including conventional, FHA, and VA products in the $600K to $900K range. Look for competitive rates, clear communication, and expertise with down payment assistance programs that can make a significant difference at Vista's price points. A local lender familiar with San Diego County will understand the market dynamics and help you close smoothly.
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