Mortgage broker serving Wasco, 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 Wasco buyers, we match your unique situation to the right program.
Wasco offers entry into California homeownership with the right financing strategy.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Wasco 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 Wasco home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Wasco starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Wasco 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 Wasco 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 Wasco 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 |
| FHA | 3.5% minimum | 580+ | First-time buyers, lower credit. Limit: $832,750 |
| VA | $0 | No minimum | Veterans, active military - best 0% down option |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time Wasco buyers, income-qualified |
| Conventional | 3% | 620+ | Good credit, faster closing than FHA |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Wasco purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Wasco. State programs reduce out-of-pocket costs significantly.
Veterans buy Wasco homes with $0 down. Full VA benefits cover all properties here.
Many Wasco properties qualify for USDA zero-down loans. Rural designation required.
All Wasco properties qualify for conforming loans. 3% down minimum for first-time buyers.
Wasco local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Wasco homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Wasco. Investors can purchase in entity names.
FHA streamline dominates Wasco refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Wasco veterans. No paperwork hassles, quick closing.
Many Wasco homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Wasco refinance qualifies for conforming rates. Best terms for rate reduction.
Wasco owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Wasco. Predictable payments for major expenses.
DSCR financing for Wasco investors. Buy rentals based on property income potential.
Fix-and-flip financing for Wasco investors. Buy distressed properties, renovate, sell.
Commercial hard money in Wasco. Quick funding when timing is critical.
Multifamily loans available for Wasco 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 Wasco buyers with qualifying income.
CalHFA is a strong option for Wasco. State programs reduce out-of-pocket costs significantly.
Wasco local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Wasco down payment help. Free money for qualified buyers.
Many Wasco properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Wasco benefit from gift of equity. No cash down payment needed.
Wasco 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
Wasco sits in the heart of Kern County's agricultural belt, about 25 miles northwest of Bakersfield. Population is 26,317, median household income $48,109. The homeownership rate here is 59.7%, and at $324K median home price, this is one of the most accessible entry points in the Central Valley for buyers who've been priced out of coastal California. A household pulling in $50K can actually qualify for a mortgage here with the right loan program, which is why you see so many first-time buyers and agricultural workers building equity instead of renting.
The school situation here is pretty straightforward. Wasco High School serves the community, Thomas Jefferson Middle feeds into it, and Wasco Union Elementary School District runs the elementary campuses. Ratings aren't going to blow you away compared to some coastal districts, but here's what matters for your mortgage decision: families stay put here because housing costs work with local incomes. When you're looking at resale value down the road, that 59.7% homeownership rate tells you something important. Most of your neighbors own, not rent, which means they care about property values and neighborhood stability just like you will.
Downtown Wasco runs right along 7th Street and Highway 46, serving as the historic commercial core. You're looking at homes around that $324K median, mix of older properties and some updated stock. FHA loans are really common here because that 3.5% down payment gets first-time buyers into the market without needing to save $65K for a conventional 20% down. USDA loans can work too if you meet the income limits, since parts of the area qualify for rural housing programs. The truth is, most buyers here aren't choosing between neighborhoods like you would in a bigger city. You're choosing between renting forever in Bakersfield or owning something here, building equity while your friends keep paying someone else's mortgage.
Bakersfield is 33 minutes south, which is where a lot of Wasco residents commute for work. Fresno runs about 100 minutes north if you've got business up there, but that's not a daily commute for most people. Highway 46 cuts right through town, connecting you to the rest of Kern County and the ag operations that drive the local economy. Local transit exists but let's be real, you'll want a car here. The commute to Bakersfield is the key factor keeping Wasco affordable while Bakersfield itself has crept up past $400K median. You're trading a half-hour drive for a mortgage payment that's $200-300 less per month.
Agriculture runs this town. Wasco Union Elementary School District and Kern High School District provide steady public sector jobs with benefits, which matters when lenders look at your employment stability. The Wonderful Company operates agricultural facilities here, along with various farms and processing operations that employ a big chunk of the population. Retail and service businesses along Highway 46 round out the job market. Most buyers here work in ag, education, or commute to Bakersfield for better-paying positions. If you're in agriculture and tired of renting, this is one of the few places left where your income actually qualifies you for a decent home loan without needing a co-signer or family money for the down payment.
Common questions from Wasco 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 Wasco 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 Wasco: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Wasco buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Wasco 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 Wasco 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 Wasco families purchase with minimal upfront cash.
2026 Kern County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Wasco properties fall within conforming limits, maximizing your financing options.
For Wasco'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 Wasco. 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 Wasco. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kern County, and structure your purchase to minimize upfront costs.
You still have options in Wasco. 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 Kern County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Wasco 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 Wasco: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Wasco buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Wasco. 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 Kern County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Wasco 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 Wasco 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 Kern County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Wasco properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Wasco 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 Wasco 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 Wasco families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Wasco. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kern County, and structure your purchase to minimize upfront costs.
You still have options in Wasco. 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 Wasco'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 Wasco is $541,000 for 2025. Since Wasco's median home price is around $324,000, this limit comfortably covers nearly all homes in the area, making FHA loans an excellent option for first. time buyers with as little as 3.5% down.
You won't need a jumbo loan in Wasco. With homes typically priced between $300K and $450K and conforming loan limits at $833,000, virtually every property falls well within conventional and FHA loan limits.
For 2026, Kern County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are more than sufficient for Wasco's market, where the median home price is $324,000.
Yes, VA loans are available in Wasco with a loan limit of $833,000, which covers all local homes. 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 homebuyers in this price range.
Our No Money Down program offers $0 down payment for qualified buyers, which is ideal for Wasco's entry. level market. CalHFA programs provide down payment and closing cost assistance for first. time buyers, and some areas of Wasco may qualify for USDA loans with zero down. Kern County also offers local DPA programs that can help cover your upfront costs.
You can buy a Wasco home with as little as 3.5% down using an FHA loan, which means around $11,000 to $16,000 on most homes here. VA and USDA loans offer 0% down options, and with down payment assistance programs, many first. time buyers can purchase with little to no money out of pocket.
You can qualify for an FHA loan in Wasco with a credit score as low as 580 for 3.5% down, or even 500 with 10% down. Conventional loans typically require a 620 minimum, while VA loans are more flexible and often approve scores in the 580. 620 range depending on the lender.
Choose a lender experienced with Wasco's entry. level market who understands FHA loans and down payment assistance programs that are crucial here. Look for someone who can explain CalHFA, county DPA options, and creative financing solutions, since most buyers in this price range need help maximizing their purchasing power with limited savings.
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