Mortgage broker serving Winters, 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 Winters buyers, we match your unique situation to the right program.
Winters buyers compete in a market where strong financing and quick pre-approval win offers.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Winters 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 Winters home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Winters starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Winters 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 Winters 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 Winters 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: $832,750 |
| 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 $832,750 |
| 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 Winters buyers. Most homes under $833K with competitive rates.
Strong FHA option in Winters. Low down payment gets you into most properties here.
$0 down for Winters veterans. VA loans cover all properties with no PMI required.
Winters business owners qualify on deposits. Tax write-offs reduce income on paper. Bank statements show reality.
CalHFA programs popular in Winters. State assistance helps with down payment and closing costs.
Premium Winters homes over $833K require jumbo loans. Less common but available for luxury properties.
Winters sellers can buy first with bridge loans. Short-term financing until sale closes.
LLC financing options for Winters investors. Buy rentals in entity names.
Conforming refinance for Winters homeowners. Best rates for loans under $833K.
FHA streamline refinance for Winters. Easiest way to lower your existing FHA rate.
VA streamline refi for Winters veterans. Fastest way to reduce your mortgage payment.
Turn Winters home equity into cash. Refinance at competitive rates for home improvements or debt.
HELOC available for Winters homeowners. Access equity without replacing first mortgage.
Winters owners can get home equity loans. Fixed rate for predictable payments.
DSCR loans work for Winters investment properties. Cash flow analysis replaces income docs.
Fix-and-flip available for Winters projects. Short-term financing for value-add investments.
Multifamily options for Winters investors. Finance apartment buildings with commercial loans.
Winters 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 Winters buyers with qualifying income.
CalHFA programs popular in Winters. State assistance helps with down payment and closing costs.
Winters has local down payment programs. Combine with CalHFA for maximum assistance.
Elite grant available for Winters buyers. Down payment assistance with no repayment.
Winters family sales can use gift of equity. Equity difference becomes down payment.
Add a co-borrower for Winters 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
Winters sits in Yolo County about 30 miles west of [Sacramento](/mortgage-loans-and-refinance-in-sacramento-ca), right where I-505 meets SR-128. Population is just 7,270, but here's what catches your eye: median household income is $128,679 with a homeownership rate of 70.3%. At $704K median home price, you're looking at a small town where incomes can actually support the mortgage payments. That income-to-price ratio is why families stay here instead of renting in Davis or Vacaville.
The whole town feeds into one district, which means your kids stay with the same group from Waggoner Elementary through Winters High. That continuity matters when you're planning to stay put for the full 30-year mortgage. The district serves about 1,600 students total, so class sizes stay manageable and parents know the teachers. Winters High and Shirley Rominger Intermediate anchor the system, with Winters Middle filling the gap. The schools aren't pulling perfect 10 ratings, but the small-town environment means your property taxes support your own kids' classrooms, not some sprawling metro district. Families who buy here tend to value that local control and the tight-knit community over chasing test score rankings.
With only 7,270 people, Winters doesn't have the kind of subdivision-by-subdivision price variance you'd see in bigger cities. Downtown Winters runs around $704K for the historic core where you get walkable Main Street access and older homes with character. East Winters hits that same $704K median, but you're more likely to find newer construction and standard suburban layouts. The loan picture here is pretty straightforward: most buyers use conventional financing since that $704K price point sits comfortably below the conforming loan limit. You won't see much FHA activity because the buyers who can afford a $128K household income typically have the down payment saved. If you're looking at properties pushing $800K or above, you might need a jumbo loan, but the median keeps most deals in conventional territory.
Sacramento is 37 minutes east via I-505 and I-80, which makes Winters viable for state workers or private sector folks in the capital. [Roseville](/mortgage-loans-and-refinance-in-roseville-ca) runs 53 minutes if your job is in that direction. The commute times are manageable enough that you're not bleeding two hours a day, but you're far enough out to dodge Sacramento's $500K starter home problem. SR-128 runs west toward Napa Valley, and while you won't commute that way for work, it's nice for weekends. Local transit exists but let's be real, you'll drive. The location works if you want space and small-town life without completely isolating yourself from job centers.
Winters Joint Unified School District is the anchor employer, which gives the town that public sector stability lenders like to see on mortgage applications. The Yocha Dehe Wintun Nation runs Cache Creek Casino Resort just outside town, employing hundreds in gaming, hospitality, and entertainment. Local agriculture and farming operations still drive part of the economy since you're in prime Yolo County farmland. City of Winters itself provides municipal jobs. The mix of education, tribal gaming, ag, and government work creates diverse income sources, which keeps the housing market steadier than single-industry towns. That $128K median income tells you plenty of residents either commute to higher-paying Sacramento jobs or work locally in management and professional roles.
Common questions from Winters 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 Winters 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 Winters: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Winters buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Winters 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 Winters 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 Winters families purchase with minimal upfront cash.
2026 Yolo County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Winters properties fall within conforming limits, maximizing your financing options.
For Winters'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 Winters. 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 Winters. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Yolo County, and structure your purchase to minimize upfront costs.
You still have options in Winters. 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 Yolo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Winters 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 Winters: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Winters buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Winters. 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 Yolo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Winters 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 Winters 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 Yolo County limits: FHA $764,750, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Winters properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Winters 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 Winters 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 Winters families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Winters. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Yolo County, and structure your purchase to minimize upfront costs.
You still have options in Winters. 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 Winters'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 Winters is $765,000 for 2025. This covers most homes in the area since the median price is around $704K, making FHA loans a solid option for first. time buyers who want lower down payment requirements.
Most buyers in Winters won't need a jumbo loan since the conforming limit is $833,000 and the median home price is $704K. You'll only need a jumbo loan if you're purchasing a home above $833K, which represents the higher end of the local market.
For 2026, Yolo County's conforming and VA loan limits are $833,000, while the FHA limit is $765,000. These limits give buyers in Winters plenty of financing options for homes in the typical $600K to $900K range.
Yes, VA loans work great in Winters with a loan limit of $833,000, which covers virtually all homes in the area. If you're a qualified veteran or active military, you can purchase with $0 down and no PMI, making it one of the best financing options available.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership immediately accessible. You can also explore CalHFA programs and Yolo County housing assistance, which offer grants and low. interest loans to help with down payments and closing costs.
Down payments in Winters typically range from 0% to 5% depending on your loan type. VA loans and USDA loans offer $0 down, FHA requires just 3.5%, and conventional loans can go as low as 3% for first. time buyers or 5% for others.
Most lenders require a minimum credit score of 580 for FHA loans and 620 for conventional financing in Winters. With the area's median income of $128,679, many buyers qualify easily, though higher scores above 680 will get you better interest rates.
Look for a lender with strong experience in Yolo County who can explain all your options for Winters's $600K to $900K market. Compare rates, but also consider responsiveness and whether they offer programs like FHA, VA, and down payment assistance that match your specific situation.
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