Mortgage broker serving Westminster, 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 Westminster buyers, we match your unique situation to the right program.
Westminster'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 Westminster 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 Westminster home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Westminster starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Westminster 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 Westminster 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 Westminster 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 Westminster home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Westminster homes qualify for conforming loans under $1.25M. Best rates with 3-20% down.
Veterans buy in Westminster with nothing down. VA loans up to $1.25M with no mortgage insurance.
FHA loans popular for Westminster first-timers. 3.5% down, 580 credit minimum.
Higher-end Westminster properties may exceed $1.25M. Jumbo financing available when needed.
Bank statement loans work for Westminster's self-employed buyers. 12-24 months of deposits qualify you.
CalHFA MyHome provides up to 3.5% down payment assistance for Westminster buyers.
Bridge loans help Westminster buyers compete. Make non-contingent offers while selling current home.
Westminster investment properties in LLC. Entity financing available for investors.
Most Westminster mortgages qualify for conforming refinance. Lower your rate under the limit.
Westminster homeowners tap equity with cash-out refinance. Consolidate debt or fund renovations.
Veterans in Westminster refinance with VA IRRRL. No appraisal, no income verification.
Westminster HELOC options for home equity access. Credit line with variable rate draw period.
Westminster FHA borrowers can streamline refinance. No income verification or appraisal required.
Home equity loan option for Westminster. Fixed payments unlike variable HELOC.
Westminster rental investors use DSCR loans. Property income determines qualification, not W-2s.
Renovation investors in Westminster use fix-and-flip financing. Purchase plus rehab in one loan.
Westminster apartment financing available. Multifamily loans for 5+ unit buildings.
Commercial hard money in Westminster. 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 Westminster buyers with qualifying income.
CalHFA MyHome provides up to 3.5% down payment assistance for Westminster buyers.
Local Westminster DPA programs supplement state assistance. City grants reduce out-of-pocket costs.
Westminster buyers check Elite grant eligibility. Grant funds reduce out-of-pocket costs.
Gift of equity option for Westminster family purchases. Parents selling to children at discount.
Westminster 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
Westminster sits in the heart of Orange County, about 35 miles southeast of downtown LA. Population is 90,638, median household income $80,271. The homeownership rate here is 52.4%, which is actually below the state average, and there's a reason for that. At $1.051M median home price, you're looking at classic Orange County pricing. But here's the thing - you're getting into one of California's most desirable counties at a price point that's still under what you'd pay in Irvine or Newport Beach.
If you're buying with kids in mind, Westminster's schools run the gamut. Westminster High and La Quinta High serve the area, while Haynes Elementary and Warner Middle feed into the district. The ratings aren't going to blow you away compared to some of the trophy districts in North Orange County, but that's partly why Westminster stays relatively affordable by OC standards. Families who buy here are often prioritizing location and cultural community over chasing the highest test scores. The lower homeownership rate means there's more rental stock, which can actually help with resale flexibility if you need to convert your property to an investment down the road.
Westminster doesn't have the same dramatic neighborhood price tiers you'll see in other OC cities. Most single-family homes cluster around that $1.1M mark whether you're near the Little Saigon district along Bolsa Avenue or up in the Midway City area to the north. The Little Saigon area is the cultural and commercial heart, with incredible Vietnamese restaurants, shops, and community institutions that make it a destination for the entire region. Conventional loans with 20% down are standard here, which means you're looking at roughly $210K cash to close plus reserves. FHA loans can work if you find something under the conforming limit, but at these prices most buyers are bringing significant down payments. The housing stock is mostly older, 60s through 80s builds, so budget for potential updates when you're calculating what you can afford.
Westminster's location is honestly one of its biggest selling points for the mortgage math. You're 19 minutes to Irvine, 26 minutes to Long Beach, 40 minutes to downtown LA, 44 minutes to Santa Monica. That Irvine commute is key because it puts you within easy reach of one of the largest job centers in Southern California without paying Irvine housing prices. You're saving $200K-$400K compared to buying in Irvine proper, which translates to roughly $1,200-$2,400 less per month in mortgage payments. The 405 and 22 freeways are close, and Beach Boulevard runs right through town. Local transit exists but like most of Orange County, you'll want a car.
Westminster School District and the City of Westminster are major local employers, giving the area that public sector stability that lenders like to see. The Westminster Mall area has retail employers, and you've got healthcare facilities scattered throughout. But real talk, most Westminster buyers commute to Irvine, Costa Mesa, or other Orange County job centers. The Little Saigon business district is economically vibrant with hundreds of small businesses, restaurants, and professional services. That cultural and commercial anchor gives the area long-term stability. When you're thinking about property values over a 30-year mortgage, you want to be in a place with strong community identity and economic roots. Westminster has both.
Common questions from Westminster 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 Westminster 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 Westminster: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Westminster buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Westminster 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 Westminster 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 Westminster families purchase with minimal upfront cash.
2026 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Westminster properties fall within conforming limits, maximizing your financing options.
For Westminster'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 Westminster. 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 Westminster. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Westminster. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Westminster 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 Westminster: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Westminster buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Westminster. 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 Orange County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Westminster 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 Westminster 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 Orange County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Westminster properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Westminster 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 Westminster 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 Westminster families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Westminster. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Orange County, and structure your purchase to minimize upfront costs.
You still have options in Westminster. 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 Westminster'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 Westminster is $1,250,000 for 2025. This higher limit covers most homes in Westminster's market, where median prices are around $1.1M. FHA loans require just 3.5% down with a credit score of 580 or higher, making them a solid option for buyers who want lower down payments.
Most Westminster homes don't require a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $1.1M. You'll only need a jumbo loan if you're buying above $1.25M or want to borrow more than the conforming limit. Properties in the $900K. $1.25M range can typically use conventional, FHA, or VA financing.
The 2026 loan limits for Orange County haven't been announced yet, but the current 2025 limits are $1,250,000 for conforming, FHA, and VA loans. These limits are adjusted annually based on home price changes and are typically announced in November. Given Orange County's strong market, limits may increase slightly for 2026.
Yes, VA loans are available in Westminster with a loan limit of $1,250,000, which covers most homes in the area. VA loans offer 0% down payment for eligible veterans and service members, no PMI, and competitive rates. This is an excellent option if you qualify, especially given Westminster's median home price of $1.1M.
Our No Money Down program offers $0 down payment for qualified buyers in Westminster. CalHFA programs provide down payment and closing cost assistance with various income limits that work well for Orange County buyers. Orange County also offers local assistance programs for first. time buyers, and these can be combined with FHA or conventional loans to reduce your upfront costs.
Down payments in Westminster typically range from 0% to 20% depending on your loan type. Conventional loans often require 5. 10% down (around $55K. $110K on a $1.1M home), while FHA needs just 3.5% and VA or USDA loans can offer 0% down. Putting 20% down lets you avoid PMI and can strengthen your offer in this competitive market.
You'll typically need a minimum credit score of 620 for conventional loans in Westminster, though 680+ gets you better rates on homes in the $900K. $1.25M range. FHA loans accept scores as low as 580 with 3.5% down, or 500 with 10% down. Given Westminster's upper. middle market positioning, most successful buyers have scores in the 680. 740 range to secure competitive financing.
Choose a lender experienced with Westminster's upper. middle market and comfortable handling loans in the $900K. $1.25M range. Look for competitive rates, clear communication, and someone who understands Orange County programs and can close on time. Get pre. approved before house hunting, compare loan estimates from multiple lenders, and ask about their experience with first. time jumbo borrowers if you're near the conforming limit.
Fill out the form below and we'll reach out to discuss your Westminster mortgage options.
We respond within 24 hours
