Mortgage broker serving West Covina, 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 West Covina buyers, we match your unique situation to the right program.
West Covina offers solid value, but buyers still need strategic financing to compete effectively.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your West Covina 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 West Covina home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in West Covina starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for West Covina 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 West Covina 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 West Covina 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 West Covina buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in West Covina. Low down payment gets you into most properties here.
$0 down for West Covina veterans. VA loans cover all properties with no PMI required.
West Covina business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in West Covina. State assistance helps with down payment and closing costs.
Premium West Covina homes over $1.25M require jumbo loans. Less common but available for luxury properties.
West Covina sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for West Covina investors. Buy rentals in entity names.
Conforming refinance for West Covina homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for West Covina. Easiest way to lower your existing FHA rate.
VA streamline refi for West Covina veterans. Fastest way to reduce your mortgage payment.
Turn West Covina home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for West Covina homeowners. Access equity without replacing first mortgage.
West Covina owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for West Covina investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for West Covina projects. Short-term financing for value-add investments.
Multifamily options for West Covina investors. Finance apartment buildings with commercial loans.
West Covina 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 West Covina buyers with qualifying income.
CalHFA programs popular in West Covina. State assistance helps with down payment and closing costs.
West Covina has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for West Covina buyers. Down payment assistance with no repayment.
West Covina family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for West Covina 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
West Covina sits in the San Gabriel Valley about 19 miles east of downtown LA. Population is 108,173, median household income $96,219. The homeownership rate here is 62.4%, which tells you this is a stable community where people buy and stay. At $839K median home price, you're looking at classic San Gabriel Valley pricing - not cheap, but you're getting genuine LA County access without paying Pasadena or Glendale premiums. A household pulling in that $96K median can qualify with a conventional loan if they've got 10-15% down and decent credit.
The school situation here is a big part of why families commit to West Covina mortgages instead of renting closer to LA. West Covina High and South Hills High both serve the area, with Edgewood High offering another option. Cameron Elementary is one of several grade schools feeding into the district. The schools aren't pulling perfect scores, but they're stable and established, which matters when you're thinking about resale value in 5-10 years. Families who buy here tend to stay through the school years, which is why that 62.4% ownership rate holds steady even as prices climb.
South Hills runs right at that $839K median and sits on the hillside in the southern part of the city. You're getting single-family homes with valley views, mostly built in the 70s and 80s, on decent-sized lots for LA County standards. Conventional loans work fine here if you've got 10-20% down, and some buyers use jumbo products when they're upgrading from smaller properties. Downtown West Covina also hits that $839K mark but offers a different vibe with mixed-use development and the historic city center. The pricing is consistent across West Covina because the whole city benefits from that sweet spot location between LA proper and the further-out suburbs. You're not paying for brand new construction or gated communities, you're paying for location and established neighborhoods where people actually stay.
Here's the thing about West Covina - the commute numbers actually work. You're looking at 26 minutes to downtown LA, 43 to Santa Monica, 46 to Irvine, 39 to Long Beach. That's real access to major job centers without the two-hour nightmare some Inland Empire buyers face. The I-10 runs just south of the city, giving you the main artery into LA or out toward the IE. Local transit exists but most buyers here are counting on having a car. The commute times are why West Covina holds its value even when prices climb - you're not trading hours of your life just to afford a mortgage payment.
West Covina Unified School District is the biggest employer, which gives the area that public sector stability lenders like to see when they're underwriting loans. City of West Covina and Queen of the Valley Hospital add more steady paychecks. Eastland Center brings retail jobs, and The Plaza at West Covina is another major shopping destination that keeps the local economy moving. But real talk, most buyers here work somewhere else in LA County and live in West Covina for the space and value. That $96K median income suggests a mix of teachers, healthcare workers, city employees, and commuters with office jobs closer to LA. The job diversity across the region is what keeps the housing market stable even when one sector slows down.
Common questions from West Covina 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 West Covina 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 West Covina: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many West Covina buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified West Covina 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 West Covina 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 West Covina 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 West Covina properties fall within conforming limits, maximizing your financing options.
For West Covina'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 West Covina. 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 West Covina. 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 West Covina. 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 West Covina 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 West Covina: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many West Covina buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in West Covina. 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 West Covina 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 West Covina 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 West Covina properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified West Covina 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 West Covina 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 West Covina families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in West Covina. 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 West Covina. 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 West Covina'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 West Covina is $1,250,000 for 2025, which covers most homes in the area since the median price is around $839K. This higher limit means you can use FHA financing with just 3.5% down on homes well above the typical price range. FHA loans are very competitive in West Covina and work great for first. time buyers or those with smaller down payments.
You won't need a jumbo loan for most West Covina homes since the conforming loan limit is $1,250,000 and the median home price is $839K. Only properties priced above $1.25 million require jumbo financing, which represents a small portion of the market. The majority of buyers here use conventional conforming, FHA, or VA loans with better rates and terms.
For 2026, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply to West Covina and cover the vast majority of homes in the area. The limits are reviewed annually and may adjust based on home price trends, so it's worth checking for updates if you're buying later in the year.
Yes, VA loans are very competitive in West Covina with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. With the median home price at $839K, most properties are well within VA loan limits. VA loans offer great rates and don't require mortgage insurance, making them an excellent option if you qualify.
Our No Money Down program offers $0 down payment for qualified buyers in West Covina. Additionally, CalHFA offers down payment assistance programs with grants and low. interest loans that can cover 3.5% to 5% of your purchase price. Los Angeles County also provides programs for first. time buyers and moderate. income households, which can be especially helpful given the $839K median home price.
Down payments in West Covina typically range from 0% to 20% depending on your loan type. VA loans and our No Money Down program require $0 down, FHA loans need just 3.5% down (about $29,400 on a median. priced home), and conventional loans can start at 3% for first. time buyers or 5% for others. Putting 20% down ($167,800 on the median price) eliminates mortgage insurance but isn't required.
Most lenders require a minimum credit score of 620 for conventional loans in West Covina, while FHA loans can go as low as 580 (or even 500 with 10% down). VA loans typically want to see at least 580 to 620, though requirements vary by lender. Given the balanced market and $839K median price, having a score above 680 will give you access to better rates and more loan options.
Look for a lender with strong experience in West Covina's market who can explain your options across conventional, FHA, and VA loans given the area's diverse buyer pool. Compare rates, fees, and closing timelines from at least three lenders, and ask about their familiarity with down payment assistance programs. A great lender will understand that most homes here fall in the $600K to $900K range and can structure financing that fits your specific situation.
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