Mortgage broker serving Wheatland, 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 Wheatland buyers, we match your unique situation to the right program.
Wheatland's market offers opportunity for buyers who understand their financing options.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Wheatland 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 Wheatland home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Wheatland starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Wheatland 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 Wheatland 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 Wheatland 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 Wheatland purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Wheatland. State programs reduce out-of-pocket costs significantly.
Veterans buy Wheatland homes with $0 down. Full VA benefits cover all properties here.
Many Wheatland properties qualify for USDA zero-down loans. Rural designation required.
All Wheatland properties qualify for conforming loans. 3% down minimum for first-time buyers.
Wheatland local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Wheatland homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Wheatland. Investors can purchase in entity names.
FHA streamline dominates Wheatland refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Wheatland veterans. No paperwork hassles, quick closing.
Many Wheatland homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Wheatland refinance qualifies for conforming rates. Best terms for rate reduction.
Wheatland owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Wheatland. Predictable payments for major expenses.
DSCR financing for Wheatland investors. Buy rentals based on property income potential.
Fix-and-flip financing for Wheatland investors. Buy distressed properties, renovate, sell.
Commercial hard money in Wheatland. Quick funding when timing is critical.
Multifamily loans available for Wheatland 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 Wheatland buyers with qualifying income.
CalHFA is a strong option for Wheatland. State programs reduce out-of-pocket costs significantly.
Wheatland local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Wheatland down payment help. Free money for qualified buyers.
Many Wheatland properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Wheatland benefit from gift of equity. No cash down payment needed.
Wheatland 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
Wheatland sits in Yuba County about an hour north of [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca) with a population of 3,702. Median household income is $76,991, homeownership rate 62%, and median home price $408K. This is one of those small agricultural towns where you can still buy a house on a middle-class income without getting crushed by a mortgage payment. The commute to Sacramento runs about 45 minutes, which keeps prices reasonable while still giving you access to state capital jobs and amenities.
For a town this size, you've got straightforward school options that matter if you're buying with kids in mind. Wheatland Elementary and Wheatland High School serve most families here, with Bear River High as an alternative in the district. The schools aren't going to compete with Granite Bay or Folsom ratings, but they're small enough that your kids won't get lost in the system. When you're looking at resale value down the road, that 62% homeownership rate tells you families stick around once they buy. The stable school district means you're not gambling on boundary changes or facility closures that can tank your property value.
Here's the thing about Wheatland - it's small enough that neighborhoods blend together more than separate into distinct price tiers. Historic Downtown runs around $408K median, which is pretty much the town average, and you're looking at older homes with character near local businesses and the original town center. Most properties here work well with conventional loans if you've got decent credit and 10-20% down. FHA loans are common for first-time buyers who want the lower down payment option, especially on homes that need some updating. The housing stock is a mix of older builds and some newer construction on the edges, so your financing options depend more on the specific property condition than the location within town.
The commute situation is what keeps Wheatland affordable compared to [Roseville](/mortgage-loans-and-refinance-in-roseville-ca) or [Rocklin](/mortgage-loans-and-refinance-in-rocklin-ca). You're looking at about 45 minutes to Sacramento on a typical day, which is doable if you work state jobs or in the metro area. San Francisco is 127 minutes when traffic cooperates, so that's not a daily commute unless you're desperate. Most people who buy here either work locally, commute to Sacramento or Marysville, or have remote jobs where the drive doesn't matter. The trade-off is simple - you get a mortgage payment hundreds of dollars lower than you'd pay closer to Sacramento, and you're not spending half your income on housing.
The local job market is pretty typical for a small agricultural town in the North State. Wheatland Union High School District is the largest employer, which gives you that public sector stability. Yuba County government services provide more public jobs, and local agriculture operations still employ a fair number of people in the area. Retail and service businesses round out the mix, but real talk - most buyers here commute to Sacramento or work remotely. The lower cost of living means your mortgage payment stays manageable even if you're making the drive to a better-paying job in the city. That income-to-housing ratio is what makes conventional loan qualification easier here than in the suburbs closer to Sacramento.
Common questions from Wheatland 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 Wheatland 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 Wheatland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Wheatland buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Wheatland 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 Wheatland 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 Wheatland families purchase with minimal upfront cash.
2026 Yuba County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Wheatland properties fall within conforming limits, maximizing your financing options.
For Wheatland'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 Wheatland. 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 Wheatland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Yuba County, and structure your purchase to minimize upfront costs.
You still have options in Wheatland. 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 Yuba County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Wheatland 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 Wheatland: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Wheatland buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Wheatland. 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 Yuba County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Wheatland 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 Wheatland 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 Yuba County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Wheatland properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Wheatland 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 Wheatland 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 Wheatland families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Wheatland. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Yuba County, and structure your purchase to minimize upfront costs.
You still have options in Wheatland. 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 Wheatland'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 Wheatland is $541,000 for 2025. This is well above the median home price of $408,000, so FHA loans work great for nearly all homes in the area. Most first. time buyers in Wheatland use FHA financing since it only requires 3.5% down and accepts credit scores as low as 580.
You won't need a jumbo loan in Wheatland for most homes. With conforming and FHA limits at $833,000 and $541,000 respectively, and typical home prices between $300K. $450K, you'll easily qualify for standard financing. Jumbo loans would only be necessary for luxury properties well above the local median of $408,000.
For 2025, Yuba County's conforming loan limit is $833,000, the FHA limit is $541,000, and the VA limit is $833,000. These limits are announced each fall, so 2026 limits will be released in November 2025. Given Wheatland's median price of $408,000, current limits cover virtually all local properties.
Yes, VA loans are available in Wheatland with a loan limit of $833,000, which covers all typical homes in the area. If you're a qualified veteran or active. duty service member, VA loans offer 0% down with no mortgage insurance. This is one of the best options for eligible buyers in Wheatland's entry. level market.
Our No Money Down program offers $0 down payment for qualified buyers in Wheatland. CalHFA programs are extremely popular here, providing down payment and closing cost assistance for first. time buyers earning up to the area median income. Yuba County may also offer local DPA programs, and some areas of Wheatland could qualify for USDA loans with zero down.
You can buy a Wheatland home with as little as 0% down using VA, USDA, or our No Money Down program. FHA loans require just 3.5% down (about $14,280 on a $408,000 home), and conventional loans need 3. 5% down. With the median income at $76,991, down payment assistance programs can help cover these costs entirely.
You can qualify for an FHA loan in Wheatland with a credit score as low as 580, which is perfect for first. time buyers. Conventional loans typically require 620 or higher, while VA loans are often approved with scores around 580. 620. Many Wheatland buyers in the $300K. $450K range successfully purchase with scores in the 600s using FHA financing.
Choose a lender experienced with Wheatland's entry. level market who knows FHA, CalHFA, and down payment assistance programs inside and out. Look for someone who can explain all your $0. down and low. down options, not just conventional loans. The right lender will understand that most Wheatland buyers need creative financing solutions and will work hard to maximize your purchasing power on a $76,991 median income.
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