VA Home Loans
You earned this benefit. Let’s use all of it.
A VA loan lets eligible veterans, service members and surviving spouses buy with low or no down payment and no monthly mortgage insurance. I will check your eligibility and show you real numbers before you ever make an offer.
- Low or no down payment for eligible buyers
- No monthly mortgage insurance
- Use it again on your next home
No credit pull and no obligation. Prefer to talk? Call or text (949) 910-3943.
At a glance
- Down payment
- $0 for most eligible buyers
- Monthly mortgage insurance
- None
- VA funding fee
- One-time fee, waived for many
- Property types
- Primary home, 1 to 4 units
Why VA
A home loan built for those who served
If you are eligible, a VA loan is usually the first option I price. Here is what sets it apart.
Low or no down payment
With full entitlement, most eligible buyers can finance 100% of the purchase price, as long as the price is not higher than the appraised value, and keep their savings for moving, repairs and reserves.
No monthly mortgage insurance
FHA and low-down-payment conventional loans add a monthly insurance charge. VA loans do not, which lowers your payment for as long as you have the loan.
Competitive rates
Because the VA guarantees part of the loan, VA rates are often competitive with other loan types.
No VA minimum credit score
The VA does not set a minimum credit score. You still need to meet the VA’s and your lender’s standards for credit and income, and lenders differ, so it pays to compare.
Fewer closing costs
VA loans often come with fewer closing costs, and the seller can offer credits to cover some or all of them. There is also no penalty for paying the loan off early.
A benefit you can reuse
It is not a one-time deal. Entitlement can be restored after a prior VA loan is paid off, and remaining entitlement may let you buy again.
Compare
VA vs. FHA vs. conventional
How the three most common loans compare for a buyer putting little or nothing down.
| VA | FHA | Conventional | |
|---|---|---|---|
| Minimum down payment | None for most eligible buyers | Low | Low |
| Monthly mortgage insurance | None | Yes, often for the life of the loan | Yes with a smaller down payment, removable later |
| Upfront fee | VA funding fee, waived if exempt | Upfront premium, usually financed | None |
| Who can use it | Eligible veterans, service members and surviving spouses | Any qualified buyer | Any qualified buyer |
| How you can use the home | Primary residence | Primary residence | Primary, second home or investment |
Typical program terms. Your down payment, rate and fees depend on your full profile.
Want to see what a VA payment looks like at your price range?
The one cost to know
The VA funding fee
Instead of monthly mortgage insurance, most VA loans carry a one-time funding fee. It can be rolled into the loan, so it does not have to come out of pocket.
| What affects the fee | How it works |
|---|---|
| Down payment | A larger down payment lowers the fee |
| First use or later use | The fee is higher if you have used your VA benefit before |
| Loan type | Purchases, cash-out refinances and IRRRL streamline refinances each have their own fee |
| Exemptions | Waived for many veterans and eligible surviving spouses |
You pay no funding fee if you receive VA compensation for a service-connected disability (or are eligible for it but receive retirement or active-duty pay instead), are an active-duty service member who has received a Purple Heart, or are a surviving spouse receiving DIC. The VA sets the funding fee and can change it. See the current chart at VA.gov, and I will confirm yours.
VA loan limit calculator
How much can you borrow with low or no down payment?
It depends on your entitlement and the county where you are buying. Enter a ZIP code to see the 2026 limit for that area and what it means for you.
Shown as "entitlement charged" on your Certificate of Eligibility.
Your result
Enter a ZIP code
Estimate for education only. County limits shown are the 2026 limits for a one-unit home and are matched to the main county for each ZIP code, so a ZIP that crosses county lines may differ. Your lender must still approve the loan amount. Not affiliated with or endorsed by the Department of Veterans Affairs or any government agency.
Qualifying
Do you qualify?
Service requirements (any one)
- Currently serving: at least 90 continuous days of active duty
- Veterans who served after August 1, 1990: 24 continuous months, or the full period (at least 90 days) you were called to active duty
- National Guard or Reserve: 6 creditable years, or at least 90 days of non-training active-duty service
- Surviving spouses: eligible for or receiving VA Dependency and Indemnity Compensation (DIC), or the spouse of a service member who is missing in action or a prisoner of war
- Earlier service periods have different minimums, and some discharges qualify under exceptions. I will check yours.
What you will need
- Certificate of Eligibility (I can usually pull this for you)
- DD-214 or a statement of service
- Recent pay stubs and W-2s, or tax returns if self-employed
- Recent bank statements
- A government-issued photo ID
The process
From first call to keys in hand
Tell me your goals
A short form or a ten-minute call. No credit pull to get started.
Eligibility and pre-approval
I pull your Certificate of Eligibility, review your numbers and issue a pre-approval you can shop with.
Find the home
Make an offer with confidence. I will call the listing agent to back it up if that helps you win.
Appraisal to closing
The VA appraisal, underwriting and closing. I keep you updated at every step.
Common questions
VA loan questions, answered
Can I use a VA loan more than once?
Yes. Entitlement can be restored once a prior VA loan is paid in full, in most cases after the home is sold, and you may also have remaining entitlement you can use to buy again.
Is there a maximum loan amount?
If you have your full entitlement, VA loan limits do not apply. You can borrow as much as a lender will approve with low or no down payment, based on your credit, income, debts and assets, up to the lower of the appraised value or the purchase price. If part of your entitlement is tied up in another VA loan, or you lost entitlement to a past default, county loan limits determine how much you can borrow before a down payment is needed. For 2026 that limit is $832,750 in most counties and $1,249,125 in Orange County.
What credit score do I need?
The VA does not require a minimum credit score, but lenders set their own requirements. That is one reason it helps to have someone who shops many lenders.
Can I buy a duplex or multi-unit property?
Yes, up to four units, as long as you live in one of them as your primary residence.
Can the seller pay my closing costs?
Yes. Sellers or builders can offer credits to cover some or all of your closing costs. Separate seller concessions are limited to 4% of the home’s reasonable value.
I already have a VA loan. Can I refinance it?
Yes. If you already have a VA loan, the interest rate reduction refinance loan (IRRRL), often called a streamline, can lower your payment or make it more stable. A VA cash-out refinance lets you take cash out of your equity or refinance a non-VA loan into a VA loan.
Ready to put your VA benefit to work?
Tell me a little about what you are looking for and I will come back with your eligibility, your numbers and a clear next step.
Not affiliated with or endorsed by the Department of Veterans Affairs or any government agency. This is general information, not a loan offer, rate quote or commitment to lend. Program terms, fees and eligibility can change and depend on your credit, income, property and lender guidelines. Mack Davidson, NMLS #1006831, CA DRE #02086053, E Mortgage Capital, Inc., NMLS #1416824. Equal Housing Opportunity.