VA Loans
You served. This one's earned.
For eligible veterans, active-duty service members, and surviving spouses: 0% down, no monthly mortgage insurance, and competitive rates. The strongest home-buying benefit in American lending.
Who this is for
Is this your loan?
Veterans, active-duty service members, National Guard and Reserve members meeting service requirements, and eligible surviving spouses.
Not sure? That's what we're here for. We price every eligible program against this one, so the comparison is done for you.
The benefit, in plain terms
The VA loan is the single most powerful mortgage product available, full stop. Zero down payment on a home you'll live in. No monthly mortgage insurance, which saves hundreds a month versus low-down conventional or FHA loans. Rates that routinely beat the broader market, because the Department of Veterans Affairs guarantees a portion of the loan. In high-cost Southern California, where saving a 20% down payment can take a decade, this benefit changes timelines by years.
What your VA benefit includes
- 0% down on purchases, within your available entitlement. For most borrowers with full entitlement, no loan limit caps the benefit.
- No monthly MI. There's a one-time VA funding fee (financeable, and waived entirely for many disabled veterans), but no recurring insurance drag on your payment.
- Reusable, not one-shot. Sell and restore your entitlement, or in some cases hold two VA loans at once during a move. This benefit works as hard as you did.
- IRRRL streamline refinancing. When rates drop, the Interest Rate Reduction Refinance Loan gets you the lower rate with minimal paperwork, often no appraisal.
- Seller-paid costs allowed. VA rules let sellers cover meaningful closing costs, which we negotiate for routinely.
Getting a VA offer taken seriously in SoCal
Here's the part that requires a lender who knows this market: some listing agents still wrongly assume VA offers are slow or fragile. They're not, but the lender has to prove it. When we submit your offer, we call the listing agent, walk them through your underwritten file, and put our on-time-closing reputation behind you. That's how VA buyers win homes in competitive OC and LA neighborhoods, and it's a service we consider part of the loan.
VA Loans FAQs
Asked constantly. Answered honestly.
Who is eligible for a VA loan?
Generally: veterans and active-duty members meeting minimum service requirements, many National Guard and Reserve members, and eligible surviving spouses. Eligibility is documented with a Certificate of Eligibility (COE). We pull it for you in minutes, usually without any homework on your end.
Is the VA loan really 0% down?
Yes, for borrowers with full entitlement buying a primary residence. You still need funds for closing costs and reserves in some cases, though seller credits can cover much of that, and we negotiate for them routinely.
What is the VA funding fee?
A one-time fee, typically between about 1.25% and 3.3% depending on down payment and prior use, that can be rolled into the loan. Veterans receiving VA disability compensation are usually exempt. We will confirm your exact fee or exemption up front.
Can I use a VA loan more than once?
Yes. Entitlement can be restored when you sell and pay off a VA loan, and partial entitlement can support a second VA loan in some situations, like a PCS move. Bring us your history and we will calculate what is available.
Are VA rates actually competitive?
Usually among the best available. The VA guarantee reduces lender risk, and that flows into pricing. Combined with zero monthly mortgage insurance, the total monthly cost typically beats comparable conventional and FHA structures decisively.
Compare programs
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Let's talk it through
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