What is Assist Home Loans?

An independent mortgage broker portal for San Luis Obispo County, connecting homeowners with 40+ wholesale lenders for competitive rates and expert guidance.

How much down payment do I need to buy a home in SLO County?

It depends on the loan type. VA loans require zero down for qualified veterans. FHA loans require 3.5% with a 580+ credit score. Conventional loans start at 3% for first-time buyers. Most move-up buyers put 10–20% down. We'll show you the exact numbers for your situation.

What credit score do I need to get a mortgage?

FHA loans can work with scores as low as 580. Conventional loans typically require 620+, and the best rates go to borrowers with 740 and above. Even if your score needs work, we can often map out a path to get you there faster than you'd expect.

How long does pre-approval take?

Most clients have a pre-approval letter in 1–2 business days. Our online application takes about 10 minutes. We don't run a hard credit check until you're ready to formally apply — your soft pull pre-approval won't affect your score.

What documents do I need to get started?

For most buyers: 2 years of W-2s and tax returns, 2 recent pay stubs, 2 months of bank statements, and a government-issued ID. Self-employed buyers will also need 2 years of business tax returns. We'll give you a complete list after our first conversation.

Can I buy a home in SLO County if I have student loan debt?

Yes. Lenders factor student loan debt into your debt-to-income ratio, but it doesn't automatically disqualify you. We work with many buyers who carry student loans and find the right loan structure for their situation.

Purchase Loans · SLO County

Buy a Home in SLO County —
Let's Get You Pre-Approved

No cost. No credit check. No obligation. Just a clear picture of what you can afford.

Start Your Pre-Approval

No hard credit check · Takes just minutes

Buying a home in San Luis Obispo County is one of the biggest financial decisions you'll make. The right mortgage broker makes that process smoother, faster, and less expensive. As an independent broker, we shop 40+ lenders to find the loan that fits your specific situation — not just the one our employer tells us to push.

Whether you're a first-time buyer eyeing a condo in downtown SLO, a growing family looking at Atascadero or Arroyo Grande, or a veteran ready to put your VA benefit to work, we'll get you pre-approved with confidence.

The Process

What to Expect

From first call to closing keys — here's every step of your home purchase journey.

Step 01

Pre-Approval

We review your income, assets, and credit to determine your buying power. Takes 1–2 business days. No cost, no obligation.

Step 02

House Hunting

Armed with a pre-approval letter, you shop for homes with confidence. Sellers take pre-approved buyers seriously.

Step 03

Offer Accepted

You find the one. Your offer is accepted. Now we move fast.

Step 04

Loan Application

We formally submit your application to the lender with the best rate and terms for your situation.

Step 05

Processing & Appraisal

The lender orders an appraisal. We handle the paperwork. You gather any additional documents requested.

Step 06

Underwriting

The lender's underwriter reviews everything and issues final loan approval. We stay on top of any conditions.

Step 07

Closing

You sign. You get the keys. We celebrate.

Loan Programs

Loan Options for SLO County Buyers

Loan Type	Best For	Min. Down Payment
FHA	First-time buyers, lower credit scores	3.5%
Conventional	Strong credit, lower PMI, flexibility	3–20%
VA	Veterans and active military	0%
Jumbo	Higher-priced homes (above conforming limits)	10–20%
USDA	Rural areas of SLO County (Nipomo, Santa Margarita)	0%

First time buying a home?

We have a complete step-by-step guide covering everything from credit scores to closing day — written specifically for SLO County buyers.

Read the Guide

Local Expertise

Buying in SLO County: What to Know

Home prices in San Luis Obispo County typically range from around $550,000 in more affordable communities like Grover Beach and Nipomo, up to $1.2M and above in coastal areas like Pismo Beach and Cambria. The median county-wide is approximately $750,000.

That means most buyers here are working with conforming or high-balance conventional loans, with FHA and VA options well-suited for first-time and veteran buyers. Jumbo loans come into play for coastal and wine-country properties.

We know these neighborhoods. We know what deals look like here. And we know which lenders perform best in the SLO County market.

Common Questions

Purchase Loan FAQs

No Cost. No Obligation. No Credit Check.

Let's Find Out What You Can Afford

Free. No credit check. No obligation. Just a clear picture of your buying power and the best loan options available to you in SLO County.