Mortgage broker serving Waterford, 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 Waterford buyers, we match your unique situation to the right program.
Waterford 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 Waterford 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 Waterford home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Waterford starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Waterford 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 Waterford 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 Waterford 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 Waterford purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Waterford. State programs reduce out-of-pocket costs significantly.
Veterans buy Waterford homes with $0 down. Full VA benefits cover all properties here.
Many Waterford properties qualify for USDA zero-down loans. Rural designation required.
All Waterford properties qualify for conforming loans. 3% down minimum for first-time buyers.
Waterford local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Waterford homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Waterford. Investors can purchase in entity names.
FHA streamline dominates Waterford refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Waterford veterans. No paperwork hassles, quick closing.
Many Waterford homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Waterford refinance qualifies for conforming rates. Best terms for rate reduction.
Waterford owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Waterford. Predictable payments for major expenses.
DSCR financing for Waterford investors. Buy rentals based on property income potential.
Fix-and-flip financing for Waterford investors. Buy distressed properties, renovate, sell.
Commercial hard money in Waterford. Quick funding when timing is critical.
Multifamily loans available for Waterford 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 Waterford buyers with qualifying income.
CalHFA is a strong option for Waterford. State programs reduce out-of-pocket costs significantly.
Waterford local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Waterford down payment help. Free money for qualified buyers.
Many Waterford properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Waterford benefit from gift of equity. No cash down payment needed.
Waterford 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
Waterford sits in Stanislaus County in the Central Valley, about an hour south of Stockton. Population is 9,165, median household income $64,349. The homeownership rate here is 55%, a bit below the state average, but the median home price of $435K tells you why some families are still renting while they save up. This is classic Central Valley territory where you get space and a real yard, but you'll need solid income documentation and a decent down payment to make the numbers work on conventional financing.
If you're buying with kids in mind, the school district is small and locally focused. Waterford High serves the whole community, Lucille Whitehead Elementary and Waterford Elementary handle the younger grades. The schools aren't going to blow you away with test scores, but they're stable and the district employs a good chunk of the town. When you're thinking about resale value down the road, understand that buyers here care more about lot size and condition than school ratings. That 55% ownership rate means you've got a mix of renters and owners, which can affect neighborhood stability depending on the block you choose.
Waterford doesn't have a ton of distinct subdivisions like you'd see in bigger cities. Most of the housing stock sits in and around Downtown Waterford, where you're looking at $435K median. You'll find older homes, some dating back decades, mixed with newer infill construction. The historic central area has character but also means you need to budget for potential repairs and updates on older properties. Conventional loans are the standard here if you've got 5-10% down and decent credit. FHA works too, especially for first-timers who can handle the smaller town vibe and want to get in without a huge down payment. The lack of fancy master-planned communities keeps prices reasonable compared to the Bay Area sprawl.
Here's the thing about Waterford. You're 55 minutes to Stockton, 94 minutes to Fresno, and a brutal 190 minutes to Bakersfield. There's no major highway running right through town, so you're taking local roads to connect to bigger routes. If you're commuting daily to Modesto or Stockton, factor that drive time into whether the mortgage savings make sense for your life. Local transit exists but it's limited. Most people here work locally in ag, schools, or retail, or they've got remote setups that let them skip the commute entirely. The distance from major job centers is exactly why you can still buy a house here for under $500K.
The Waterford Unified School District is the anchor employer, which gives you public sector stability and predictable paychecks. Beyond that, you're looking at agriculture and farming operations, because this is the Central Valley and that's what drives the economy. Retail and service businesses fill out the rest of the employment picture. The job market isn't booming, but it's steady. If you're self-employed, work remotely, or have a job locked down in Modesto or Turlock, you can make Waterford work financially. Lenders will want to see stable income history, especially if you're relying on ag work that can be seasonal.
Common questions from Waterford 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 Waterford 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 Waterford: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Waterford buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Waterford 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 Waterford 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 Waterford families purchase with minimal upfront cash.
2026 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Waterford properties fall within conforming limits, maximizing your financing options.
For Waterford'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 Waterford. 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 Waterford. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Waterford. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Waterford 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 Waterford: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Waterford buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Waterford. 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 Stanislaus County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Waterford 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 Waterford 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 Stanislaus County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Waterford properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Waterford 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 Waterford 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 Waterford families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Waterford. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Stanislaus County, and structure your purchase to minimize upfront costs.
You still have options in Waterford. 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 Waterford'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 Waterford is $541,000 for 2025. This covers virtually all homes in Waterford's market, where the median price is around $435,000. FHA loans are the most popular option here for first. time buyers who can put down as little as 3.5%.
You won't need a jumbo loan in Waterford. With conforming and FHA limits at $833,000 and $541,000 respectively, and most homes priced between $300,000 and $450,000, standard loan programs will cover your purchase. Jumbo loans only apply to purchases above $833,000, which is rare in this entry. level market.
For 2025, Stanislaus County's conforming loan limit is $833,000, the FHA limit is $541,000, and the VA limit is $833,000. These limits are typically announced in November for the following year, so 2026 limits aren't yet available. Given Waterford's median price of $435,000, current limits provide plenty of room for buyers.
Yes, VA loans are available in Waterford with a loan limit of $833,000, which covers all homes in the area. If you're a qualified veteran or active military, VA loans offer 0% down with no mortgage insurance. This is an excellent option for service members buying in Waterford's $300,000 to $450,000 market.
Our No Money Down program offers $0 down payment for qualified buyers in Waterford. CalHFA programs are also game. changers here, offering down payment and closing cost assistance for first. time buyers. Stanislaus County may have local DPA programs, and some areas of Waterford might qualify for USDA loans with zero down, making homeownership accessible even with limited savings.
You can buy a Waterford home with as little as 3.5% down using an FHA loan, which means around $15,000 to $20,000 on a typical home. With down payment assistance programs or our No Money Down option, you might qualify for $0 down. Conventional loans require 3% to 5% down, while VA and USDA loans offer zero down for qualified buyers.
You can qualify for an FHA loan in Waterford 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 score. Given that most Waterford buyers use FHA financing, a score in the 580 to 620 range is often sufficient to get started.
Choose a lender experienced with Waterford's entry. level market and down payment assistance programs like CalHFA, which are critical here. Look for someone who understands first. time buyer needs, offers FHA expertise, and can guide you through DPA options. The right lender will help you maximize programs available to buyers with limited savings in the $300,000 to $450,000 price range.
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