VA Home Loans for California Veterans

For veterans with full entitlement, there is no VA loan limit. You can borrow above the FHFA conforming limit ($806,500 in most California counties, $1,209,750 in 17 high-cost counties) with zero down payment. If you have reduced entitlement — for example, an existing VA loan — county limits do apply, and a down payment may be required on the portion above the limit.

The VA funding fee is a one-time fee that funds the VA loan program. For first-time use with zero down, it is 2.15% of the loan amount. For subsequent use with zero down, it is 3.30%. The fee drops with a 5% or 10% down payment. Veterans receiving VA disability compensation, qualifying Purple Heart recipients, and surviving spouses receiving DIC are completely exempt. The fee can be rolled into the loan instead of paid at closing.

Most lenders, including Good Life Lending, can pull your COE electronically through the VA portal in minutes using your service information. You can also request it yourself through the VA.gov eBenefits portal or by mailing VA Form 26-1880. The COE confirms you qualify and shows how much entitlement you have available.

Yes. If you have remaining entitlement, you can hold two VA loans at once — for example, when you receive PCS orders and need to buy a new home before selling the current one. The math depends on your remaining entitlement and the loan amounts involved. We run the numbers upfront so you know exactly what is possible.

The VA itself sets no minimum credit score. Lender minimums vary, but most require 580 or higher. At 620+ you unlock the best pricing on most VA programs. We work with multiple VA-approved lenders, so if one declines based on credit, we can often place the loan elsewhere.

The VA Interest Rate Reduction Refinance Loan (IRRRL) is a streamline refinance for veterans who already have a VA loan. It typically requires no new appraisal, no income documentation, and minimal paperwork. The new rate must result in a meaningful financial benefit — usually a lower interest rate or a switch from an ARM to a fixed-rate loan. Funding fee on an IRRRL is just 0.50%.

Yes, but the condo project must be VA-approved. The VA maintains a public list of approved condo projects. If the building you want is not on the list, we can submit it for approval — the process takes weeks and requires HOA documents. Single-family homes, townhomes, and 2-to-4 unit owner-occupied properties do not need project approval.

Yes, but the rules are stricter than for stick-built homes. The home must be classified as real property (permanent foundation, taxed as real estate), meet HUD code, and many lenders limit term length on manufactured home VA loans. Not every VA lender does manufactured housing, but we work with ones that do.

CalVet is a separate program run by the California Department of Veterans Affairs. The state actually buys the home and resells it to the veteran on a contract. CalVet has its own rates, eligibility rules, and benefits — sometimes better for California-only veterans, sometimes not. A federal VA loan is portable nationally and works through standard mortgage lenders. We can walk through both and help you decide which fits your situation.