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VA Home Loans — You Served Our Country. Now Let Us Serve You.
As a veteran, active duty service member, or eligible surviving spouse, you've earned one of the most powerful mortgage benefits available: the VA home loan. Zero down payment. No monthly mortgage insurance. Competitive rates. We're here to help you maximize every benefit you've earned.
Trusted by over 2,500 California families
400+
VA Loans Funded
$0
Down Payment
No PMI
Ever Required
Ready to Use Your VA Benefit?
Thank you for your service. Let's get you into the home you deserve.
Ready to Use Your VA Benefit?
Thank you for your service. Let's get you into the home you deserve.
VA Loans at a Glance
Quick answers to the most common questions about VA home loans.
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Down payment required?
$0 — zero down payment
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Private mortgage insurance?
None required — ever
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Minimum credit score?
No official VA minimum (lenders typically want 580-620)
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Can I use VA loan more than once?
Yes — your benefit is reusable
Why VA Loans Are the Best Mortgage Benefit in America
The VA home loan program offers advantages that no other mortgage can match. Here's what makes it exceptional.
The most significant benefit. While conventional loans require 3-20% down and FHA requires 3.5%, VA loans require nothing down.
- On a $500,000 home, conventional buyers need $15,000-$100,000 down
- With a VA loan, you need $0 down
- Buy sooner and keep cash reserves for emergencies
- Finance 100% of the home's value
This allows you to buy sooner, keep cash reserves for emergencies, or invest your savings elsewhere.
Who Is Eligible for a VA Home Loan?
VA loan eligibility is based on your service history. Here are the basic requirements:
Service Requirements
| Service Type | Minimum Requirement |
|---|---|
| Wartime Veterans | 90 days of active duty service during wartime (WWII, Korea, Vietnam, Gulf War, post-9/11) |
| Peacetime Veterans | 181 days of continuous active duty service during peacetime |
| National Guard & Reserves | 6 years of service in the Guard or Reserves, OR 90 days of active duty service (with at least 30 consecutive days) |
| Current Active Duty | 90 days of continuous active duty service |
| Surviving Spouses | Un-remarried spouse of veteran who died in service or from service-connected disability. Spouse of service member missing in action or prisoner of war for 90+ days. |
If you received a discharge that wasn't honorable, you may still be eligible in some cases. We can help you explore your options.
Discharge Requirements
You must have been discharged under conditions other than dishonorable:
Honorable discharge
Full eligibility for all VA benefits
General discharge
Under honorable conditions — eligible
Medical discharge
Eligible for VA loan benefits
Hardship discharge
Eligible for VA loan benefits
Certificate of Eligibility (COE)
To use your VA loan benefit, you need a COE. Here's how to get it:
DD-214
For veterans — your discharge papers
Statement of service
For active duty service members
NGB Form 22
For National Guard members
We can help
We can often obtain your COE while you locate your documents
Types of VA Home Loans
The VA loan program offers several loan options depending on your goals — from purchasing your first home to refinancing for a lower rate.
VA Purchase Loan
The standard VA loan for buying a home with zero down payment.
Key features:
- Zero down payment required
- No PMI — ever
- Competitive interest rates
- Single-family, condos, multi-family (up to 4 units)
VA Cash-Out Refinance
Refinance your existing mortgage and take cash out based on your equity.
Key features:
- Access up to 90% of your home's value
- Use cash for any purpose
- Convert a non-VA loan to a VA loan
- Competitive rates on cash-out
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VA IRRRL (Streamline)
Quickly lower your rate on an existing VA loan with minimal paperwork.
Key features:
- Minimal documentation required
- No appraisal required in most cases
- No income verification in most cases
- Must result in lower rate or switch to fixed
VA Renovation Loan
Finance both the purchase and renovations in a single VA loan.
Key features:
- Buy a fixer-upper with VA benefits
- Finance purchase + renovation costs
- Must use VA-approved contractors
- Zero down on total loan amount
Not Sure Which VA Loan Is Right for You?
Whether you're buying your first home, refinancing to a lower rate, or tapping into your equity, our VA loan specialists can help you choose the right option.
Understanding the VA Funding Fee
Current Fee Rates
The VA funding fee is a one-time fee that helps fund the VA loan program for future veterans.
Purchase — First-Time Use
Purchase — Subsequent Use
Cash-Out Refinance: 2.15% (first use) / 3.3% (subsequent)
IRRRL (Streamline): 0.5% (all borrowers)
You can finance the funding fee into your loan amount — no out-of-pocket cost at closing. Example: $400,000 home + 2.15% fee = $408,600 total loan.
Funding Fee Exemptions
You may be exempt from the VA funding fee if you:
If you're exempt, you pay no funding fee at all — saving thousands of dollars. We'll check your exemption status as part of your application.
VA Loan Requirements & Limits
Beyond service eligibility, here's what you need to qualify — plus what you need to know about borrowing limits.
Credit Score & DTI
Credit Score:
- No official VA minimum
- Most lenders require 580-620
- Higher scores get better rates
Debt-to-Income (DTI):
- VA guidelines allow up to 41%
- Higher DTI possible with compensating factors
- Residual income can offset higher DTI
Income & Employment
- Stable, reliable income to cover mortgage and debts
- Typically 2 years of employment history
- Self-employment accepted with 2 years of tax returns
- VA also considers residual income — money left after all obligations
- Residual income requirements vary by family size and region
Property & Loan Limits
Property Requirements:
- Must be your primary residence
- Must meet VA Minimum Property Requirements
- VA appraisal required
Loan Limits:
- Full entitlement = no loan limit
- VA jumbo loans available for high-cost areas
- Entitlement is reusable and restorable
How to Get a VA Home Loan — Step by Step
The VA loan process doesn't have to be complicated. Here's exactly what to expect from start to keys-in-hand.
Your path to homeownership:
Step 1: Verify your eligibility — confirm your service meets VA requirements
Step 2: Obtain your Certificate of Eligibility (COE) — we can pull it electronically, often within minutes
Step 3: Get pre-approved — we review your credit, income, and assets to determine how much you can borrow
Step 4: Find your home — shop for homes that meet VA property requirements
Step 5: Make an offer & go under contract — with pre-approval in hand, make a competitive offer
Step 6: VA appraisal — a VA-assigned appraiser confirms value and verifies the home meets VA standards
Step 7: Underwriting & closing — we finalize your loan, complete underwriting, and you sign for your new home
Average timeline: 30-45 days from contract to closing. With an experienced VA lender, the process is smooth and predictable.
VA Loan Myths — Debunked
Don't let misinformation keep you from using your earned benefit. Here are the facts:
Reality: With an experienced VA lender, VA loans close just as fast as conventional loans — often in 30 days or less. Our average closing time is competitive with any loan type.
Why Veterans Choose Bay Area Realty for VA Loans
We don't just process VA loans — we understand the program inside and out and are committed to maximizing your benefits.
VA Loan Expertise
- 400+ VA loans funded
- Entitlement calculations and COE processing
- Funding fee exemption verification
- VA Minimum Property Requirements knowledge
We Respect Your Service
- You'll never feel like just another loan file
- We take time to answer every question
- We maximize every benefit you've earned
- Dedicated VA loan specialists on staff
Efficient Closings
- Experience working with VA appraisers
- Navigate VA requirements smoothly
- Close loans on time — no unnecessary delays
- $1.2B+ in total loans funded
"After 20 years in the Army, I was nervous about buying my first home. Bay Area Realty made my VA loan process smooth and stress-free. They explained everything, got my COE instantly, and we closed in 28 days. Zero down payment, no PMI, and a rate lower than I expected. I only wish I'd done this sooner."
— Sergeant First Class (Ret.) James W., Homeowner, Fremont
Ready to Take the First Step?
Whether you're ready to apply or just have questions, we're here. No pressure, no obligation — just real answers from real people who want to help.
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Start your application in minutes. We'll get back to you within 24 hours with your options
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