Mortgage broker serving Walnut, 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 Walnut buyers, we match your unique situation to the right program.
Walnut's market hovers near the $1.25M limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Walnut 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 Walnut home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Walnut starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Walnut 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 Walnut 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 Walnut 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 Walnut home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Walnut homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Walnut with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Walnut first-timers. 3.5% down, 580 credit minimum.
Higher-end Walnut properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Walnut's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Walnut buyers.
Bridge loans help Walnut buyers compete. Make non-contingent offers while selling current home.
Walnut investment properties in LLC. Entity financing available for investors.
Most Walnut mortgages qualify for conforming refinance. Lower your rate under the limit.
Walnut homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Walnut refinance with VA IRRRL. No appraisal, no income verification.
Walnut HELOC options for home equity access. Credit line with variable rate draw period.
Walnut FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Walnut. Fixed payments unlike variable HELOC.
Walnut rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Walnut use fix-and-flip financing. Purchase plus rehab in one loan.
Walnut apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Walnut. 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 Walnut buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Walnut buyers.
Local Walnut DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Walnut buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Walnut family purchases. Parents selling to children at discount.
Walnut 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
Walnut sits in the San Gabriel Valley about 25 miles east of downtown LA. Population is 28,212, median household income $130,444. The homeownership rate here is 82.5%, one of the highest in Los Angeles County, and that tells you everything about the buyer profile. At $1.225M median home price, you're looking at a community where established families with serious income put down roots. This isn't starter home territory. You'll need strong W-2s or substantial assets to qualify here, but you're buying into top-tier schools and long-term stability.
Here's the thing about Walnut: families buy here specifically for the schools, and that drives everything about the market. Walnut High and Diamond Bar High both pull strong ratings, and the elementary schools like Walnut Elementary and Vejar Elementary consistently perform well. When you're putting down $1.2M, you're not just buying a house, you're buying into a school district that justifies that price tag. That 82.5% homeownership rate means your neighbors aren't going anywhere, and resale values stay strong because the next buyer is also shopping for schools first, house second. The stability here is what makes lenders comfortable with jumbo loans in this price range.
The price spread here is tight because it's all pretty much the same story: established single-family homes for families with kids. Three Oaks runs around $1.2M, mostly traditional single-family homes on decent lots with mature landscaping. Snow Creek also hits that $1.2M mark, named for the creek and parks nearby, similar housing stock. You're looking at jumbo loans across the board since anything over $766,550 in LA County requires jumbo financing. Most buyers here put down 20% or more because at this price point, you're past FHA or conventional conforming limits. The good news is that if you've got the income to qualify, lenders love this area because values hold steady and the buyer pool stays strong.
The commute situation is actually pretty reasonable for LA County. You're looking at 35 minutes to downtown LA on a good day, 38 minutes to Irvine, 49 minutes to Santa Monica. That's the trade-off: you pay $1.2M here versus $2M+ closer to the Westside, and you get 20-30 extra minutes of drive time. For families where both parents work in different directions, the central location in the San Gabriel Valley makes sense. Local transit exists but real talk, everyone drives here. The commute times are why Walnut stays at $1.2M instead of climbing to Pasadena or South Bay prices, so you're getting relative value for LA County even at this price point.
Walnut Valley Unified School District is the major employer, which creates that stable public sector job base. Mt. San Antonio College sits nearby and employs a good number of people. The City of Walnut itself has municipal jobs, and Grand Avenue has retail businesses that provide local work. But let's be honest about the buyer profile here: most people purchasing $1.2M homes aren't working retail on Grand Avenue. Your typical buyer works in LA, Orange County, or the broader region in professional roles. The local employment matters more for service workers and teachers, but the homebuyers are usually bringing in dual incomes from corporate jobs, tech, healthcare, or business ownership to hit that $130K+ household income.
Common questions from Walnut 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 Walnut 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 Walnut: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Walnut buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Walnut 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 Walnut 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 Walnut families purchase with minimal upfront cash.
2026 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Walnut properties fall within conforming limits, maximizing your financing options.
For Walnut'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 Walnut. 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 Walnut. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Walnut. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Walnut 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 Walnut: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Walnut buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Walnut. 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 Los Angeles County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Walnut 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 Walnut 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 Los Angeles County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Walnut properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Walnut 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 Walnut 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 Walnut families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Walnut. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Los Angeles County, and structure your purchase to minimize upfront costs.
You still have options in Walnut. 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 Walnut'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 Walnut is $1,250,000 for 2025, which covers most homes in this upper. middle market community. With the median home price around $1.2M, you'll find that FHA financing can work for many properties here. Keep in mind that FHA loans require a minimum 3.5% down payment and mortgage insurance regardless of your down payment amount.
Most homes in Walnut 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 which typically requires 10. 20% down and stronger credit. Many established professionals in Walnut are first. time jumbo borrowers, so lenders here are experienced in guiding you through that process.
The 2025 conforming loan limit for Los Angeles County is $1,250,000 for single. family homes, and this same limit applies to FHA and VA loans. The 2026 limits haven't been announced yet, but they're typically released in November 2025 and often adjust based on home price trends. Given Walnut's median price of $1.2M, current limits align well with the local market.
Yes, VA loans are available in Walnut with a loan limit of $1,250,000, which covers most homes in this community. VA loans offer 0% down payment for eligible veterans and service members, making them an excellent option even in this upper. middle market. With the median home at $1.2M, qualified veterans can purchase typical Walnut properties without any down payment.
Our No Money Down program offers $0 down payment for qualified buyers in Walnut's upper. middle market. CalHFA programs like MyHome Assistance provide up to 3.5% in down payment help for first. time buyers, and Los Angeles County may offer additional programs for eligible households. Given the $1.2M median price and $130K median income, these programs can help bridge the gap for established professionals entering this market.
For a typical Walnut home priced around $1.2M, you'll need $60,000 to $240,000 depending on your loan type (5. 20% down for conventional loans). FHA loans require just 3.5% ($42,000 on a $1.2M home), while VA loans offer $0 down for eligible veterans. Many buyers in this upper. middle market put down 10. 15% to balance monthly payments with upfront costs.
Most lenders require a minimum credit score of 620. 640 for conventional loans on Walnut's upper. middle market homes, though 680+ will get you better rates. FHA loans accept scores as low as 580 with 3.5% down, making them accessible for buyers with less established credit. Given the $1.2M median price, aiming for a 700+ score will help you secure favorable terms on these larger loan amounts.
Look for a lender experienced with Walnut's upper. middle market and comfortable handling loan amounts near $1M, as many buyers here are first. time jumbo borrowers. Compare rates, but also evaluate responsiveness and expertise with the specific loan programs you need, whether conventional, FHA, VA, or jumbo. A lender familiar with Los Angeles County's $1.25M loan limits and local down payment programs can help you maximize your options in this competitive market.
Fill out the form below and we'll reach out to discuss your Walnut mortgage options.
We respond within 24 hours
