Mortgage broker serving Willits, 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 Willits buyers, we match your unique situation to the right program.
Willits offers California affordability, but buyers still need smart financing strategies.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Willits 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 Willits home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Willits starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Willits 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 Willits 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 Willits 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 Willits buyers, income-qualified |
Questions? Call (510) 589-4096 or email info@agoodlender.com
USDA loans are ideal for Willits. Zero down payment for rural properties. Income limits apply.
Most Willits buyers use FHA. 3.5% down payment with 580+ credit. Easiest path to homeownership.
CalHFA plus local DPA can cover full down payment in Willits. Stack programs for maximum assistance.
VA loans are perfect for Willits. Zero down, no PMI, and every property qualifies.
Maximum local DPA available in Willits. Combine city, county, and state programs.
Every Willits home qualifies for conforming financing. Best rates with good credit.
Bridge loans help Willits owners transition between homes. Short-term gap financing.
Willits investors use LLC financing. Entity ownership for asset protection.
USDA streamline refinance for Willits. Lower your rate with minimal paperwork.
Most Willits refinances use FHA streamline. No appraisal, no income docs, fast closing.
Willits veterans should use VA IRRRL. Streamline your refinance with zero hassle.
Conforming refinance rates for all Willits properties. Straightforward rate-and-term refi.
Cash-out refinance available for Willits homeowners. Convert equity to cash for any need.
Home equity loans available in Willits. Fixed rate second mortgage against equity.
Investment properties in Willits use DSCR loans. Rental income drives qualification.
Rehab loans available in Willits. Fix-and-flip financing covers purchase plus renovation.
Hard money available for Willits deals. Fast closing for investment properties.
Willits 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 Willits buyers with qualifying income.
USDA loans are ideal for Willits. Zero down payment for rural properties. Income limits apply.
CalHFA plus local DPA can cover full down payment in Willits. Stack programs for maximum assistance.
Maximum local DPA available in Willits. Combine city, county, and state programs.
Maximum grant assistance for Willits. Elite and local programs reduce buyer costs.
Gift of equity works for Willits family sales. Seller discount becomes buyer's down payment.
Co-borrower option for Willits 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
Willits sits in inland Mendocino County about 146 miles north of [San Francisco](/mortgage-loans-and-refinance-in-san-francisco-ca). Population is 4,968, median household income $45,592. The homeownership rate here is just 35%, which tells you something important - this is a rental-heavy market where a lot of folks haven't been able to break through to ownership yet. At $210K median home price, you're looking at one of the most affordable entry points in Northern California if you can qualify for financing on a modest income.
The school district serves a small but stable community. Willits High School anchors the system, with Baechtel Grove Middle and Brookside Elementary feeding into it. Willits Charter School gives families an alternative option if they want something different. For buyers with kids, the small-town school environment means your children won't get lost in the crowd, and the district's stability matters when you're thinking about whether your home will hold value over a 15 or 30-year mortgage. That low homeownership rate means if you do buy here, you're in the minority of residents who've committed long-term, which can work in your favor when it comes to neighborhood stability.
Downtown Willits runs around $210K and puts you right in the historic commercial center along Main Street where the civic action happens. You're close to local businesses and the community hub, which matters if you want walkability and small-town character. Brooktrails, technically unincorporated but associated with Willits, also hits that $210K median and offers more of a residential subdivision feel with a bit more space. The pricing is tight across the board here, which actually simplifies your loan shopping since you're not choosing between vastly different price tiers. FHA loans work well at these price points, especially for first-time buyers who can get in with 3.5% down, and conventional loans are doable if you've got the credit score and down payment saved up.
Here's the thing about Willits - you're not commuting to San Francisco or the Bay Area daily unless you've got a very unusual work situation. That 146-minute drive to SF is why homes here cost $210K instead of $1.2 million. Local transit exists but this is a car-dependent town for most daily needs. If you work remotely or have a job in Mendocino County, you get Northern California scenery and clean air without the insane housing costs that come with proximity to major job centers. The Skunk Train depot adds some tourist economy activity, but don't buy here thinking you'll easily commute south for work.
Howard Memorial Hospital and Adventist Health Howard Memorial are the big employers here, which gives the area healthcare sector stability. Willits Unified School District provides public education jobs, and the City of Willits plus Mendocino County government offices add more public sector employment. The job market is small and local, focused on healthcare, education, and government services. Most buyers who can qualify for a mortgage here either work in one of these sectors or have remote income that lets them live affordably in a rural Northern California setting. The modest median income of $45K means lenders will look closely at your debt-to-income ratio, so coming in with minimal debt helps your approval odds at these price points.
Common questions from Willits 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 Willits 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 Willits: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Willits buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Willits 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 Willits 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 Willits families purchase with minimal upfront cash.
2026 Mendocino County limits: FHA $546,250, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Willits properties fall within conforming limits, maximizing your financing options.
For Willits'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 Willits. 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 Willits. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Mendocino County, and structure your purchase to minimize upfront costs.
You still have options in Willits. 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 Mendocino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Willits 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 Willits: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Willits buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Willits. 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 Mendocino County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Willits 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 Willits 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 Mendocino County limits: FHA $546,250, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Willits properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Willits 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 Willits 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 Willits families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Willits. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Mendocino County, and structure your purchase to minimize upfront costs.
You still have options in Willits. 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 Willits'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 Willits is $546,000 for 2025, which is well above the local median home price of $210,000. This means FHA loans will cover virtually any home you're considering in the Willits market. Most buyers here can access FHA financing with just 3.5% down if they have a credit score of 580 or higher.
You won't need a jumbo loan in Willits since the conforming loan limit is $833,000 and the median home price is just $210,000. Even higher. priced properties in the area typically fall well below the conforming limit. Standard conventional, FHA, USDA, and VA loans will cover nearly all homes available in Mendocino County.
For 2025, Mendocino County's loan limits are $833,000 for conforming and VA loans, and $546,000 for FHA loans. These limits are more than adequate for Willits' affordable market where most homes are priced under $300,000. The 2026 limits typically aren't announced until late 2025, but any increases would only expand your borrowing power.
Yes, VA loans are available in Willits 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, making them one of the best options for the area's median $210,000 home price. This can save you thousands compared to conventional financing.
Our No Money Down program offers $0 down payment for qualified buyers in Willits, which is ideal for the area's affordable housing market. You can also access USDA loans with zero down for rural properties, CalHFA programs offering 3.5% down payment assistance, and Mendocino County housing programs for first. time buyers. With the median home at $210,000 and household income around $45,592, these programs make homeownership much more accessible.
You can buy a home in Willits with as little as $0 down through USDA or VA loans, or 3.5% down with FHA (about $7,350 on a $210,000 home). Conventional loans require 5% down for primary residences, though you'll often get better rates with 10. 20% down. Given the area's affordable prices and available assistance programs, many first. time buyers successfully purchase with minimal cash out of pocket.
You can qualify for an FHA loan in Willits with a credit score as low as 580, or even 500 with 10% down. USDA loans typically require a 640 minimum, while conventional loans prefer 620 or higher for the best rates. Given that Willits homes average $210,000, improving your score to 640+ opens up the most affordable loan options including zero. down USDA financing.
Choose a lender experienced with rural California markets and USDA loans, since zero. down USDA financing is often the best fit for Willits' affordable $210,000 median price. Look for lenders who understand down payment assistance programs and work with first. time buyers on modest incomes. Compare rates, but also prioritize responsiveness and expertise with the loan types that match your budget and the local market.
Fill out the form below and we'll reach out to discuss your Willits mortgage options.
We respond within 24 hours
