Mortgage broker serving Windsor, 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 Windsor buyers, we match your unique situation to the right program.
Windsor's market hovers near the $897K limit, making loan structuring critical for best rates.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Windsor 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 Windsor home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Windsor starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Windsor 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 Windsor 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 Windsor 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 Windsor buyers. Most homes under $897K with competitive rates.
Strong FHA option in Windsor. Low down payment gets you into most properties here.
$0 down for Windsor veterans. VA loans cover all properties with no PMI required.
Windsor business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Windsor. State assistance helps with down payment and closing costs.
Premium Windsor homes over $897K require jumbo loans. Less common but available for luxury properties.
Windsor sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Windsor investors. Buy rentals in entity names.
Conforming refinance for Windsor homeowners. Best rates for loans under $897K.
FHA streamline refinance for Windsor. Easiest way to lower your existing FHA rate.
VA streamline refi for Windsor veterans. Fastest way to reduce your mortgage payment.
Turn Windsor home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Windsor homeowners. Access equity without replacing first mortgage.
Windsor owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Windsor investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Windsor projects. Short-term financing for value-add investments.
Multifamily options for Windsor investors. Finance apartment buildings with commercial loans.
Windsor 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 Windsor buyers with qualifying income.
CalHFA programs popular in Windsor. State assistance helps with down payment and closing costs.
Windsor has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Windsor buyers. Down payment assistance with no repayment.
Windsor family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Windsor 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
Windsor sits in Sonoma County wine country, about 60 miles north of San Francisco. Population is 26,320, median household income $128,115. The homeownership rate here is 75.7%, one of the highest in the Bay Area, and that tells you something important. At $865K median home price, you're paying a premium to be in Sonoma County, but you're getting space, schools, and small-town living that's nearly impossible to find closer to SF at this price point.
The school situation is a big part of why families stretch their budgets to buy here. Windsor High, Windsor Middle, and Brooks Elementary all serve the community through Windsor Unified School District. The schools are solid and the district is stable, which matters when you're thinking about whether your property will hold value over a 30-year mortgage. That 75.7% homeownership rate means your neighbors are invested long-term, not transient renters. Families who buy here tend to stay, which creates the kind of neighborhood stability that supports property appreciation.
Here's the thing about Windsor. The market is pretty consistent across neighborhoods, with most properties hovering around that $865K median. Downtown Windsor gives you walkability to shops, restaurants, and the Town Green, which adds lifestyle value that can justify conventional jumbo financing for buyers who want that small-town vibe. The Shiloh area offers more residential quiet on the east side of town, same price range, mostly single-family homes on decent lots. You're not going to find FHA-friendly entry points here like you would in the Central Valley. Most buyers are coming in with 10-20% down on conventional loans, often dual-income professional couples or families moving up from starter homes in less expensive areas.
The commute to San Francisco runs about 77 minutes, Oakland 70 minutes. San Jose is 114 minutes, Palo Alto 107 minutes. Those drives are why Windsor costs $865K instead of $1.5M like similar towns closer to the Peninsula. If you're commuting to a Bay Area tech job three days a week and working remote the rest, this can work. If you're doing it five days, you'll burn out fast. Local transit exists but most people drive. The real win here is for people who work in Santa Rosa, Petaluma, or locally in Sonoma County, where you get wine country quality of life without the Healdsburg price tag.
Windsor Unified School District is the largest employer, followed by the Town of Windsor and Sonoma County government offices. Local wineries and vineyards provide another employment layer, though those jobs vary by season. The job base is stable but not massive, which is why many buyers here commute south to bigger employment centers. The income level at $128K median tells you most households have at least one professional salary, often two. When you're underwriting at this price point, lenders want to see that income documented and stable, because you're looking at a $5,500-$6,500 monthly payment depending on your down payment and rate.
Common questions from Windsor 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 Windsor 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 Windsor: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Windsor buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Windsor 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 Windsor 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 Windsor families purchase with minimal upfront cash.
2026 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Windsor properties fall within conforming limits, maximizing your financing options.
For Windsor'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 Windsor. 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 Windsor. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Windsor. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Windsor 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 Windsor: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Windsor buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Windsor. 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 Sonoma County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Windsor 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 Windsor 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 Sonoma County limits: FHA $897,000, Conventional $897,000. Any loan above $897,000 is a jumbo loan. Most Windsor properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Windsor 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 Windsor 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 Windsor families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Windsor. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Sonoma County, and structure your purchase to minimize upfront costs.
You still have options in Windsor. 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 Windsor'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 Windsor is $897,000 for 2026, which covers most homes in the area since the median price is around $865,000. This higher limit means you can use FHA financing with just 3.5% down on the majority of Windsor properties. FHA loans are popular here among first. time buyers because of the lower down payment and more flexible credit requirements.
Most Windsor buyers don't need a jumbo loan since the conforming loan limit is $897,000 and the median home price is $865,000. You'll only need jumbo financing if you're buying above $897,000, which represents the higher end of the Windsor market. The majority of homes here fall comfortably within conventional and FHA loan limits.
For 2026, Sonoma County loan limits are $897,000 for conforming, FHA, and VA loans. These limits apply throughout the county including Windsor and cover most home purchases in the area. The higher limits reflect Sonoma County's elevated housing costs compared to many other California markets.
Yes, VA loans are very competitive in Windsor with a loan limit of $897,000, which covers most homes in the area. Veterans and active military can buy with $0 down and no mortgage insurance, making it one of the best financing options available. With Windsor's median price at $865,000, VA loans work well for the majority of properties here.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in Windsor's market. CalHFA programs provide down payment and closing cost assistance with options like the MyHome Assistance Program offering deferred. payment junior loans. Sonoma County also offers local DPA programs for first. time buyers and moderate. income households, which can be particularly helpful given the $865,000 median home price.
Down payments in Windsor vary by loan type: conventional loans typically require 3% to 5% ($25,950 to $43,250 on the median $865,000 home), FHA loans need 3.5%, and VA loans offer $0 down for eligible veterans. With the area's balanced market and strong buyer pool, having at least 5% down gives you more options and competitive positioning.
Most Windsor buyers need a credit score of at least 620 for conventional loans, though FHA loans can work with scores as low as 580 (or even 500 with 10% down). Given Windsor's median income of $128,115 and competitive market, having a score of 680 or higher will give you access to better rates and more loan options. VA loans are also flexible with credit scores for eligible military buyers.
Choose a lender experienced with Windsor's balanced market who can offer multiple loan options including conventional, FHA, and VA products. Look for competitive rates, clear communication, and knowledge of local down payment assistance programs that can help with the area's $865,000 median price point. A lender familiar with Sonoma County will understand the market dynamics and help you close on time in this moderately competitive environment.
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