VA loans near NAS North Island (Coronado, 2026)
Amir Nurani · NMLS #197458 · (619) 366-9494
Quick answer: Eligible Navy, military, and veteran buyers tied to NAS North Island can use a VA loan on Coronado or on a mainland commute. Full entitlement is not capped by the old county VA limit. Island prices often push the loan above the 2026 San Diego 1-unit conforming line of $1,104,000, so we price VA next to conventional jumbo on the same address. The funding fee is 2.15% first use with under 5% down unless you are exempt.
NAS North Island is the air station on the north end of Coronado. The commute is the island, the bridge, or the ferry, not I-5 to Pendleton. Left Coast Leaders, Inc. (NMLS #2394495) compares VA versus conventional on the same property so you see entitlement, the funding fee, and the payment side by side. The city-level write-up lives on Coronado VA loans. This page is the air station commute.
Why North Island is its own VA file
Aviation and Navy families who want to live on-island write in the village and the Cays. Typical housing is cottages, condos, and higher-priced Cays homes, not Eastlake tracts. Buyers who will not pay island prices look at Chula Vista or Point Loma and keep the North Island commute. PCS calendars do not leave room to discover the loan structure after you are in contract.
We pre-approve to a payment that already includes island taxes, insurance, and HOA, and we keep the COE and documents ready when a listing near the air station or on the village side goes live. Condo and HOA questions matter on the island. So do flood and insurance costs that coastal properties carry. Occupancy matters: a primary residence near the base is a different path than a second home.
2026 numbers we actually use
These figures are the ones already published on our county posts. We copy them here so you do not have to hunt.
- San Diego County 1-unit high-cost conforming limit for 2026: $1,104,000. Baseline conforming is $832,750. Amounts from $832,751 through $1,104,000 are high-balance conforming. Above $1,104,000 is generally jumbo on a conventional file. See 2026 conforming loan limits.
- VA with full entitlement is not capped by that old county limit. Partial entitlement still uses the 2026 $1,104,000 county figure. A large VA loan still has a rate sheet. Investor overlays still get checked on the COE.
- Funding fee (purchase, not exempt): 2.15% first use with under 5% down, including $0 down; 3.30% subsequent use at the same down payment; 1.50% once you put 5% to 9.99% down; 1.25% at 10% or more. Cash-out uses 2.15% / 3.30%. IRRRL is 0.50%. Full chart: VA funding fee.
- On the $900,000 example we use county-wide, a first-use financed fee is about $19,350. Coronado list prices are often higher, so the same percentages are a larger dollar line. Subsequent use at zero down is the expensive cell ($29,700 on that $900,000 example). We price 0%, 5%, and 10% the same day.
Seller-paid fees are common enough on slower listings and some new construction, and they have to fit the 4% VA concession cap and the appraisal. Disability compensation (or another listed exemption) on the COE sets the fee to $0. That is the real money on a North Island file. Program overview: VA loans in San Diego.
What we clear before you write
- COE: exemption, first vs subsequent use, remaining entitlement if you still have a VA loan elsewhere.
- VA vs conventional jumbo on the same address, same tax, insurance, and HOA.
- Condo or cottage condition against VA minimum property requirements.
- Occupancy. A primary residence near the air station is a different path than a second home.
If you already have a VA loan on the island and the payment is the problem, an IRRRL is the first refinance we price. The funding fee is 0.50% if you are not exempt. Recoupment is closing costs divided by monthly savings. On a $500,000 balance, 0.50% is $2,500 before other costs. See VA IRRRL. Amir Nurani (NMLS #197458) will not treat North Island as a footnote on a county VA page. Use the payment calculator for principal and interest, then we add the fee treatment, island insurance, and HOA from the actual property.
Related
Coronado mortgage hub · Coronado VA loans · VA loans in San Diego · VA funding fee · VA IRRRL · Payment calculator · Coronado news
Frequently asked questions
Yes, if you are eligible and the property and loan meet VA and lender requirements. NAS North Island is why VA is the first conversation for this commute, not an afterthought. You can buy on Coronado or keep a mainland commute from Chula Vista or Point Loma. Residual income, the VA appraisal, and condo or HOA rules still apply.
Full entitlement does not impose the old county VA loan-limit cap. Many Coronado prices still produce a loan above $1,104,000, which is jumbo on a conventional file. The investor has a rate sheet either way. Partial entitlement and overlays are the real gate. We check remaining entitlement on the COE before you write.
If you are not exempt, the 2026 first-use purchase fee is 2.15% with under 5% down and 3.3% on subsequent use. You can finance it, pay cash, or ask the seller to cover it as a concession inside VA's 4% concession cap. Financing a large fee on an island price is a five-figure add to the balance. Exemption (usually disability compensation on the COE) sets the fee to $0.
Buying near NAS North Island with a VA loan?
Get pre-approved and we will check entitlement, price the funding fee, and put island taxes and HOA in the payment.
Get Pre-ApprovedLeft Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego, CA 92111