VA loans are one of the most powerful mortgage benefits in America, zero down payment, no monthly mortgage insurance, and competitive rates. Available to veterans, active-duty service members, and eligible surviving spouses.
The VA home loan benefit is one of the most valuable financial perks of military service. It allows eligible veterans and service members to buy a home with no down payment, no monthly mortgage insurance, and rates that often beat conventional loans.
We handle VA loans every day, from the COE to the appraisal to the funding fee waiver for disabled veterans. We know the process inside and out, so it actually feels as smooth as it should.
VA loans are mortgages guaranteed by the U.S. Department of Veterans Affairs and offered through approved private lenders. The VA doesn't issue the money, it backs the loan, which is what lets lenders offer zero down payment, no mortgage insurance, and pricing that is often better than even strong conventional borrowers can get. The program is available to active-duty service members, veterans, certain National Guard and Reserve members, and surviving spouses who meet eligibility rules.
Eligibility runs through your Certificate of Eligibility (COE), which confirms entitlement based on service history. Most VA borrowers have full entitlement, meaning there is no VA-imposed loan limit, the only ceiling is what you can actually afford and what the property appraises for. Borrowers with partial entitlement (often because they have an existing VA loan or had a prior short sale or foreclosure) face county loan limits, but the program can still work with the right structure.
The VA funding fee is the one cost first-timers often overlook. It's a one-time fee, between roughly 1.25 and 3.3 percent of the loan, that funds the program and can usually be rolled into the loan balance. Veterans with a service-connected disability rating are typically exempt from the funding fee entirely, which is a meaningful savings we make sure no client misses. We process VA loans for first-time use, subsequent use, IRRRL streamline refinances, and cash-out refinances across California.
Eligibility is based on your military service. We help you obtain your Certificate of Eligibility (COE) at no charge.
90+ continuous days of active service during wartime, 181+ days during peacetime.
Honorable discharge after meeting the active-duty service requirements above.
6 years of service, or 90 days of active service during wartime.
Unremarried spouses of service members who died in the line of duty or from a service-connected disability.
VA doesn't set a minimum, but most lenders want 580–620+.
VA loans are for primary residences only, no vacation or investment properties.
Yes, on most VA purchase loans up to the lender's allowed amount. You can put money down if you want, but you don't have to.
A one-time fee (typically 1.25%–3.3% of the loan) that helps fund the VA loan program. It can be financed into the loan, and disabled veterans are exempt.
Since 2020, qualified veterans with full entitlement have no loan limit. Many lenders will approve loans well over $1M with strong credit and income.
Yes. The VA benefit is reusable. If you've paid off a prior VA loan or sold the home, you can restore your full entitlement.
We pull it for you at no charge during pre-approval. Usually takes minutes online.
Yes. A qualified buyer can take over your VA loan, a huge selling advantage when rates are high.
Free pre-approval and COE pull, let's get you home.