Mortgage broker serving Westmorland, 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 Westmorland buyers, we match your unique situation to the right program.
First-time buyers in Westmorland can achieve homeownership with low down payment programs.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Westmorland 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 Westmorland home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Westmorland starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Westmorland 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 Westmorland 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 Westmorland 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 Westmorland buyers, income-qualified |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Westmorland. Zero down payment for rural properties. Income limits apply.
Most Westmorland buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Westmorland. Stack programs for maximum assistance.
VA loans are perfect for Westmorland. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Westmorland. Combine city, county, and state programs.
Every Westmorland home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Westmorland owners transition between homes. Short-term gap financing.
Westmorland investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Westmorland. Lower your rate with minimal paperwork.
Most Westmorland refinances use FHA streamline. No appraisal, no income docs, fast closing.
Westmorland veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Westmorland properties. Straightforward rate-and-term refi.
Cash-out refinance available for Westmorland homeowners. Convert equity to cash for any need.
Home equity loans available in Westmorland. Fixed rate second mortgage against equity.
Investment properties in Westmorland use DSCR loans. Rental income drives qualification.
Rehab loans available in Westmorland. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Westmorland deals. Fast closing for investment properties.
Westmorland apartment buildings use multifamily financing. Commercial loan programs available.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Westmorland buyers with qualifying income.
USDA loans are ideal for Westmorland. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Westmorland. Stack programs for maximum assistance.
Maximum local DPA available in Westmorland. Combine city, county, and state programs.
Maximum grant assistance for Westmorland. Elite and local programs reduce buyer costs.
Gift of equity works for Westmorland family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Westmorland buyers. Family member can help you qualify.
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
Westmorland sits in [Imperial](/mortgage-loans-and-refinance-in-imperial-ca) County about 10 miles north of the Mexican border, right in California's agricultural heartland. Population is just 2,010, median household income $31,827. The homeownership rate is 47.8%, below the state average, but here's the thing - at $199K median home price, this is one of the most affordable places to buy in all of California. For farmworkers and agricultural families earning $30-40K, this is where homeownership is still possible with FHA or USDA loans that require minimal down payments.
If you're buying with kids in mind, you'll be working with Westmorland Union Elementary (rated 6), Barbara Worth Junior High (rated 5), and Brawley Union High (rated 6) for high school. The ratings aren't top-tier, but they're stable and serve a tight-knit community where teachers know their students. For families in agricultural work, the school calendar often aligns with harvest schedules, which matters for your daily life. The small-town setting means your kids won't get lost in the shuffle, and that stability helps with long-term property values even if appreciation is slower than urban areas. When you're stretching to afford a home on a modest income, knowing the schools are consistent gives you one less thing to worry about.
Where you buy in Westmorland really depends on your budget and what loan programs you qualify for. Westmorland Town Center runs $80K-$220K with older residential homes close to schools and services - this is where FHA loans work well for first-time buyers who need that lower down payment. Agricultural District goes $50K-$90K, mostly farmworker housing and mobile homes on larger lots - USDA loans are common here since it's designated rural, and you can get 100% financing if you qualify. North Westmorland sits at $70K-$210K with a mix of single-family homes and manufactured housing, popular with families who work in agriculture and want a quieter street. The manufactured homes can be trickier to finance, so you'll want a lender who knows how to work with them.
Real talk, you're not commuting to LA or San Diego from here daily. Los Angeles is 183 minutes away, San Francisco over 8 hours. This is a local-work town, and that isolation is exactly why homes cost $199K instead of $600K. If you work in agriculture or for the school district or county services, you're looking at a 5-10 minute commute max. The Salton Sea is right there, which some people love for recreation and others see as a drawback. But that remoteness is your ticket to affordable homeownership - you're trading convenience for a mortgage payment that won't crush you.
The economy here runs on agriculture, plain and simple. Imperial Valley Agricultural Operations and Desert Harvest Farming employ a big chunk of the workforce, along with local agricultural packaging facilities that process what gets grown. Westmorland Union Elementary School District is a steady employer, and Imperial County Public Works provides some public sector jobs. The work is seasonal for many families, which is why having a lender who understands non-traditional income documentation matters when you apply for a mortgage. If you've got two years of tax returns showing farm income, even if it fluctuates month to month, you can still qualify. The job market won't make you rich, but it's stable enough to support homeownership if you keep your housing costs reasonable.
Common questions from Westmorland 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 Westmorland 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 Westmorland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Westmorland buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Westmorland 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 Westmorland 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 Westmorland families purchase with minimal upfront cash.
2026 Imperial County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Westmorland properties fall within conforming limits, maximizing your financing options.
For Westmorland'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 Westmorland. 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 Westmorland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Imperial County, and structure your purchase to minimize upfront costs.
You still have options in Westmorland. 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 Imperial County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Westmorland 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 Westmorland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Westmorland buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Westmorland. 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 Imperial County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Westmorland 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 Westmorland 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 Imperial County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Westmorland properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Westmorland 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 Westmorland 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 Westmorland families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Westmorland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Imperial County, and structure your purchase to minimize upfront costs.
You still have options in Westmorland. 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 Westmorland'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 Westmorland is $541,000 for 2025. Since Westmorland's median home price is around $199,000, FHA loans easily cover most properties in the area. This makes FHA an excellent option for first. time buyers in Imperial County who can qualify with as little as 3.5% down.
You won't need a jumbo loan in Westmorland. With a median home price of $199,000 and conforming loan limits at $833,000, virtually all homes fall well below the threshold. Standard FHA, USDA, and conventional loans will cover your purchase with better rates and terms than jumbo products.
For 2025, Imperial County loan limits are $541,000 for FHA loans, $833,000 for VA loans, and $833,000 for conforming conventional loans. These limits are more than sufficient for Westmorland's affordable market where most homes are priced under $300,000. USDA loans don't have specific limits but are based on income eligibility instead.
Yes, VA loans are available in Westmorland with a loan limit of $833,000, which covers all local properties. 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 looking to buy in Imperial County's affordable housing market.
Our No Money Down program offers $0 down payment for qualified buyers in Westmorland. USDA loans are particularly strong here since Westmorland is a designated rural area, offering zero down for eligible buyers. CalHFA programs and Imperial County housing assistance can also provide down payment grants and low. interest loans for first. time and low. to. moderate income buyers.
You can buy a Westmorland home with $0 down through USDA or VA loans if you qualify. FHA loans require just 3.5% down (about $7,000 on a $199,000 home), while conventional loans typically need 3. 5% down. With down payment assistance programs, many buyers purchase without using any of their own savings.
You can qualify for an FHA loan in Westmorland with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum score, while VA loans are often approved with scores around 580. 620. Given the area's median income of $31,827, lenders familiar with rural markets can work with your specific situation.
Choose a lender experienced with USDA and rural financing in Imperial County, as these programs are ideal for Westmorland's market. Look for lenders who understand down payment assistance options and work regularly with first. time buyers in affordable markets. Compare rates, but also prioritize responsiveness and expertise with zero. down programs that can save you thousands upfront.
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