Mortgage broker serving Whittier, 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 Whittier buyers, we match your unique situation to the right program.
Whittier 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 Whittier 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 Whittier home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Whittier starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Whittier 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 Whittier 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 Whittier 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 Whittier buyers. Most homes under $1.25M with competitive rates.
Strong FHA option in Whittier. Low down payment gets you into most properties here.
$0 down for Whittier veterans. VA loans cover all properties with no PMI required.
Whittier business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Whittier. State assistance helps with down payment and closing costs.
Premium Whittier homes over $1.25M require jumbo loans. Less common but available for luxury properties.
Whittier sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Whittier investors. Buy rentals in entity names.
Conforming refinance for Whittier homeowners. Best rates for loans under $1.25M.
FHA streamline refinance for Whittier. Easiest way to lower your existing FHA rate.
VA streamline refi for Whittier veterans. Fastest way to reduce your mortgage payment.
Turn Whittier home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Whittier homeowners. Access equity without replacing first mortgage.
Whittier owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Whittier investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Whittier projects. Short-term financing for value-add investments.
Multifamily options for Whittier investors. Finance apartment buildings with commercial loans.
Whittier 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 Whittier buyers with qualifying income.
CalHFA programs popular in Whittier. State assistance helps with down payment and closing costs.
Whittier has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Whittier buyers. Down payment assistance with no repayment.
Whittier family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Whittier 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
Whittier sits in the San Gabriel Valley about 12 miles southeast of downtown LA. Population is 86,459, median household income $89,686. The homeownership rate here is 56.7%, which is actually above the LA County average of around 47%. At $849,500 median home price, you're paying for proximity to LA without living right in the thick of it. A household pulling in $90K can qualify for a mortgage here with about 15-20% down using a conventional loan, though you'll be looking at monthly payments around $5,500-$6,000 depending on your rate and down payment.
The school situation here is one of the city's strongest selling points if you're buying with kids in mind. You've got five high schools to choose from depending on where you land: Whittier High, California High, La Serna High, Pioneer High, and Santa Fe High. That kind of choice matters because it means you can shop around within the city for the school boundary that fits your kid's needs. The Whittier Union High School District is one of the larger employers in town, which tells you the community invests in education. When you're thinking resale value down the road, good schools keep property values stable even when the market gets choppy.
Here's the thing about Whittier: the neighborhoods don't show huge price variation like you'd see in a sprawling suburb. Uptown Whittier runs around $850K and gives you the historic downtown vibe centered on Greenleaf Avenue with walkable shops and restaurants. It's the kind of place where you can actually walk to dinner, which is rare in LA County. East Whittier hits that same $850K median, mostly residential with some areas technically in unincorporated LA County, so double-check your property taxes and which services you're getting before you make an offer. Central Whittier also sits around $850K, covering the established neighborhoods around the original city center. Most buyers here use conventional loans with 10-20% down. FHA works if you're closer to 3.5% down, but at these price points you're competing with conventional buyers who can waive appraisal contingencies.
The commute situation is what makes Whittier work for a lot of buyers. You're looking at 34 minutes to downtown LA on a decent traffic day, 48 minutes to Santa Monica, 43 minutes to Irvine, 34 minutes to Long Beach. That's the sweet spot where you're close enough to commute without losing two hours a day in your car. Local transit is available but let's be real, most people here drive. The lack of major highway names in the data doesn't mean you're isolated. You've got access to the 605, the 5, and the 60 depending on which part of town you're in. If you work in LA or Orange County and want a real house with a yard, that commute time is why you can still afford to buy here.
The employment base here is anchored by healthcare and education, which means stability when you're thinking about long-term mortgage payments. PIH Health Hospital and Presbyterian Intercommunity Hospital are major employers, and healthcare jobs don't disappear when the economy hiccups. Whittier Union High School District and Whittier City School District employ a ton of people, plus the City of Whittier itself. That public sector and healthcare mix means steady paychecks, which keeps mortgage default rates lower and property values more predictable. Most buyers here either work locally in these sectors or commute to LA, Irvine, or Long Beach for higher-paying jobs while living somewhere they can actually afford to own.
Common questions from Whittier 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 Whittier 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 Whittier: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Whittier buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Whittier 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 Whittier 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 Whittier 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 Whittier properties fall within conforming limits, maximizing your financing options.
For Whittier'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 Whittier. 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 Whittier. 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 Whittier. 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 Whittier 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 Whittier: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Whittier buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Whittier. 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 Whittier 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 Whittier 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 Whittier properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Whittier 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 Whittier 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 Whittier families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Whittier. 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 Whittier. 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 Whittier'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 Whittier is $1,250,000 for 2025, which covers most homes in the area since the median price is around $850K. This higher limit makes FHA loans a strong option for first. time buyers and those with smaller down payments in Los Angeles County. You'll need a minimum 3.5% down payment and a credit score of at least 580 to qualify.
Most buyers in Whittier won't need a jumbo loan since the conforming loan limit is $1,250,000 and the median home price is $850K. You'll only need a jumbo loan if you're purchasing a home above $1.25 million, which represents the higher end of Whittier's market. Conforming loans typically offer better rates and easier qualification than jumbo products.
For 2025, Los Angeles County loan limits are $1,250,000 for conforming, FHA, and VA loans. These limits apply throughout Whittier and all of LA County. The 2026 limits haven't been announced yet but are typically released in November 2025 and may adjust based on home price trends.
Yes, VA loans are very competitive in Whittier 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 $850K, most properties fall well within VA loan limits. VA loans don't require mortgage insurance, which can save you hundreds per month compared to other low. down. payment options.
Our No Money Down program offers $0 down payment for qualified buyers in Whittier. Additionally, CalHFA offers down payment assistance up to 3.5% of the purchase price, and Los Angeles County has programs like the LACDA Mortgage Assistance Program for first. time buyers. These programs are especially helpful in Whittier's $600K. $900K price range where even 3% down can mean $18,000. $27,000.
Down payment requirements in Whittier vary by loan type: conventional loans need as little as 3% ($25,500 on an $850K home), FHA requires 3.5%, and VA or USDA loans offer $0 down for eligible buyers. With median prices around $850K, you're looking at roughly $25,500. $42,500 for most conventional purchases. Many buyers also use down payment assistance to reduce their upfront costs.
Most lenders in Whittier require a minimum credit score of 620 for conventional loans, though you can qualify for FHA loans with scores as low as 580 (or even 500 with 10% down). VA loans typically require around 580. 620 depending on the lender. With Whittier's median price of $850K, having a score above 680 will help you secure better interest rates and save significantly over the life of your loan.
Choose a lender experienced with Whittier's market and Los Angeles County loan limits who can offer multiple loan options including FHA, VA, and down payment assistance programs. Compare rates from at least three lenders, but also consider their responsiveness and ability to close on time, which matters in Whittier's balanced market. Look for lenders who understand the specific needs of both first. time and move. up buyers in the $600K. $900K range.
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