I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. I’ve helped California veterans use their VA loan benefit at every price point — from $400K inland purchases to $3M+ Marin County estates with zero down. Call (800) 239-1103.
VA Loan Basics for California Buyers
A VA loan is a mortgage benefit earned through military service, guaranteed by the U.S. Department of Veterans Affairs and offered by approved private lenders like DiVita Home Finance. Key features:
- Zero down payment with full entitlement — no limit on loan amount
- No PMI — saves $200–$800/month compared to conventional loans
- Competitive rates — typically 0.25%–0.50% below conventional
- No prepayment penalty
- Assumable — a future buyer can assume your rate, a major selling point in high-rate environments
- Lifetime benefit — can be used multiple times, restored after payoff or sale
VA Loan Eligibility
You’re likely eligible if you meet one of these service requirements:
- 90 days active duty during wartime
- 181 days active duty during peacetime
- 6 years in the National Guard or Reserves (with honorable discharge)
- Surviving spouse of a veteran who died in service or from a service-connected disability
You’ll need a Certificate of Eligibility (COE) to prove your entitlement. DiVita Home Finance can pull this electronically through the VA’s Automated Certificate of Eligibility system — you typically don’t need to gather paperwork yourself.
Minimum credit score: The VA sets no minimum, but most lenders including DiVita Home Finance accept scores down to 580–620. Higher scores unlock better rates.
2026 VA Loan Limits in California
With full entitlement (no prior VA loan or prior loan paid off): no loan limit whatsoever. You can buy a $3M home in Marin County with $0 down. With remaining entitlement (active VA loan not yet paid off): subject to county conforming limits.
| County | 2026 Conforming Limit | VA Limit (Remaining Entitlement) |
|---|---|---|
| San Francisco, Marin, San Mateo | $1,249,125 | $1,249,125 |
| Alameda, Contra Costa | $1,209,750 | $1,209,750 |
| Santa Clara, Santa Cruz | $1,209,750 | $1,209,750 |
| Los Angeles, Orange | $1,209,750 | $1,209,750 |
| San Diego | $1,006,250 | $1,006,250 |
| Riverside, San Bernardino | $832,750 | $832,750 |
| Most other CA counties | $832,750 | $832,750 |
For loans above these limits with remaining entitlement, you can still buy — you’ll just need a 25% down payment on the difference above the limit.
VA Funding Fee 2026
The VA funding fee is a one-time charge that helps fund the loan program. It can be rolled into the loan amount.
| Use | Down Payment | Funding Fee |
|---|---|---|
| First use | 0% | 2.15% |
| First use | 5%+ | 1.50% |
| First use | 10%+ | 1.25% |
| Subsequent use | 0% | 3.30% |
| Subsequent use | 5%+ | 1.50% |
Fee waived for veterans with a 10%+ service-connected disability rating, surviving spouses receiving DIC, and active duty Purple Heart recipients.
VA vs. CalVet Loan: Which Is Better?
California also offers the CalVet loan through the California Department of Veterans Affairs. Comparing the two:
| Feature | VA Loan | CalVet Loan |
|---|---|---|
| Down payment | 0% | 0% (up to certain limits) |
| PMI required | No | No |
| Disaster insurance | Not included | Included in payment |
| Title ownership | Borrower owns title | CalVet holds title (land contract) |
| Available for | Any property nationwide | California properties only |
| Best for | Most veterans — more flexible | Farm/ranch purchases, disaster coverage needed |
For most California homebuyers, the VA loan is the better choice — you hold title from day one, it’s more widely accepted by sellers, and rate competition is strong.
VA Loan in Competitive California Markets
VA loans compete effectively in California’s tight inventory markets when structured correctly:
- Get a fully underwritten pre-approval (not just pre-qualification) — sellers and agents take this seriously
- Target a 21–30 day close — shorter timelines reduce seller uncertainty
- Work with a VA-experienced agent who can educate listing agents on VA appraisals vs. conventional
- Consider a larger earnest money deposit to signal commitment
- The VA appraisal is not the same as a home inspection — order a separate inspection to protect yourself
VA IRRRL: Streamline Refinance
If you already have a VA loan and rates drop, the VA Interest Rate Reduction Refinance Loan (IRRRL) — sometimes called the VA Streamline — lets you refinance with minimal documentation, no appraisal in most cases, and no out-of-pocket costs if you roll the funding fee into the new loan. Eligibility requires 6 months of on-time payments on your current VA loan.
VA Loan FAQs
How do I start the VA loan process in California?
Contact DiVita Home Finance to start. We’ll pull your Certificate of Eligibility (COE) electronically, review your credit and income, and issue a pre-approval — typically within 24 hours. There’s no cost and no obligation.
Can I use a VA loan more than once in California?
Yes. VA loan benefits are a lifetime entitlement. After selling your previous VA home or paying off the loan, your full entitlement is restored. You can also carry two VA loans simultaneously in some circumstances using remaining (partial) entitlement.
What credit score do I need for a VA loan in California?
The VA sets no minimum credit score requirement. DiVita Home Finance works with scores as low as 580–620, though a score of 640+ opens up better rates and more lender options. Even with a lower score, your military service makes you a strong borrower in most scenarios.
Can I use a VA loan to buy a multi-unit property in California?
Yes — VA loans allow purchase of 1–4 unit properties, as long as you occupy one of the units as your primary residence. This is an excellent strategy in California: use $0 down, live in one unit, and have rental income from the others help offset your mortgage payment.
Is the VA funding fee worth it compared to FHA or conventional?
Almost always yes. The VA funding fee (2.15% first use, rolled into the loan) is a one-time cost. Compare that to FHA’s upfront MIP (1.75%) plus 0.55% annual MIP for the life of the loan, or conventional PMI at 0.5%–1.5% per year until 20% equity. A veteran buying a $900,000 California home with VA saves roughly $500–$700/month in PMI alone — far exceeding the funding fee cost within the first year.
Do sellers in California dislike VA offers?
This reputation is largely outdated. VA appraisals have become faster and more market-accurate, and a fully underwritten VA pre-approval is as strong as conventional. Working with a lender and agent experienced in VA transactions eliminates most hesitation from sellers.
Related Resources
- VA Loans California — Full Service Page
- 2026 Conforming Loan Limits California
- VA Loans San Diego 2026
- VA Loans Camp Pendleton
- VA Home Loans San Francisco
Talk to Michael Directly
DiVita Home Finance | Tiburon, CA | In lending since 2000, founded DiVita Home Finance in 2007. Michael DiVita DRE #01372066 | NMLS #241655. Company DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
