VA loans in Kearny Mesa (2026)
Amir Nurani · NMLS #197458 · (619) 366-9494
Quick answer: Eligible veterans and active-duty buyers can often buy in Kearny Mesa with little or no down payment and no monthly mortgage insurance, if they will occupy the home. The 2026 first-use VA funding fee is 2.15% with under 5% down unless you are exempt. Full entitlement is not capped by the old county VA limit. The $1,104,000 San Diego County 1-unit figure still matters for partial entitlement, overlays, and any conventional comparison. Most 92111 / 92123 condo and small-house purchases stay under that loan amount. MCAS Miramar and Montgomery-Gibbs sit next door, so VA is a first conversation on this mesa.
Kearny Mesa is an industrial-residential mix on the central mesa, not a coastal clone and not a lease-up brochure. 92111 and 92123 sit next to MCAS Miramar and Montgomery-Gibbs. Inventory is condos, townhomes, and small houses on the mesa edge, plus a lot of new Convoy apartments that lease. A lease is a rent. VA is an occupancy purchase. Left Coast Leaders, Inc. (NMLS #2394495) treats VA as the first call for eligible buyers who will occupy a Kearny Mesa home. A clean Certificate of Eligibility and a payment that includes mesa taxes, insurance, and any HOA is what lets the offer hold. Buyers without VA eligibility start on FHA loans in Kearny Mesa. The neighborhood hub is mortgage broker in Kearny Mesa.
Why Kearny Mesa is a Miramar-adjacent VA file
The commute to MCAS Miramar and the industrial-residential mix are the local reason this page exists. Eligible veterans often use $0 down and skip monthly MI on a condo or a small house, not on a new Convoy lease. A VA condo has to clear VA and lender rules. Older roofs and repair lists show up on VA appraisals more than they do on conventional. We pre-approve to a monthly number, not a list-price guess, and we keep documents ready when a 92111 or 92123 listing goes live. Shop the house or unit in front of you. A lease-up tour is not a pre-approval. See buy versus rent in San Diego if you are still comparing a Convoy rent special to a purchase.
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. Most Kearny Mesa condo and small-house purchases stay under that loan amount. See VA loan limits San Diego 2026 and 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. 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 a $900,000-range purchase, a first-use $0-down fee is about $19,350 if financed (loan about $919,350). Subsequent use at $0 down is about $29,700. That is why we price 0%, 5%, and 10% on subsequent-use files the same day. We run the fee on the actual Kearny Mesa loan amount.
VA still has no monthly PMI. The fee is a one-time charge. If the COE shows a disability exemption, the fee is $0. A 10% rating can be enough. Non-service-connected disability is not. We pull the COE at pre-approval, not after you are in contract. Program overview: VA loans in San Diego.
How we run a Kearny Mesa VA purchase
- COE first: exemption, first use vs subsequent, remaining entitlement if you still own a VA-financed house.
- Same condo or small house, same tax, insurance, and HOA, VA vs FHA vs conventional so you see the fee instead of pretending it is free. FHA 3.5% down is the usual path when there is no VA entitlement.
- Property and project early. VA appraisals look at livability. Mesa-edge houses, older roofs, and Convoy-area condos need that conversation before the offer.
- Seller concessions: VA caps certain concessions at 4% of reasonable value. The funding fee can sit in that bucket if the contract and appraisal allow it.
Kearny Mesa is a City of San Diego 921 ZIP area, so SDHC city programs can sit behind a VA first on a primary residence that meets income, occupancy, first-time buyer, and the published $1,250,000 price cap. Current middle-income materials publish $50,000 total assistance ($40,000 deferred plus a $10,000 grant). Funding must be open. A lease is not an SDHC file. Do not count assistance in an offer until it is confirmed. Check CalHFA MyHome the same way. Amir Nurani (NMLS #197458) will not treat a 92123 condo as a footnote on the Clairemont VA page. On a $900,000-range purchase the funding fee is a five-figure line. Use the payment calculator for principal and interest, then we add the fee treatment from your COE.
Related
Kearny Mesa mortgage hub · VA loans in San Diego · VA loan limits 2026 · Kearny Mesa FHA loans · VA funding fee · Buy vs rent in San Diego · Payment calculator · Kearny Mesa news
Frequently asked questions
Many eligible veterans and active-duty buyers can purchase in Kearny Mesa with little or no down payment, subject to entitlement and lender guidelines. Kearny Mesa is 92111 and 92123, next to MCAS Miramar and Montgomery-Gibbs, with an industrial-residential mix of condos and small houses. VA does not use monthly mortgage insurance like FHA. A funding fee may apply unless you are exempt. A new Convoy lease is not a VA file.
If you are not exempt, the 2026 first-use purchase rate is 2.15% of the loan amount with under 5% down, and 3.3% on subsequent use. Putting 5% down drops both to 1.5%. Disability compensation and a few other categories waive the fee. The Certificate of Eligibility is what underwriting uses.
Borrowers with full entitlement are not capped by the old county VA limit the way they used to be. Partial entitlement and lender overlays still matter. The $1,104,000 figure is the 2026 San Diego County 1-unit high-cost conforming line. Most Kearny Mesa condo and small-house purchases stay under that loan amount. We check remaining entitlement before assuming a large VA loan is automatic.
Buying in Kearny Mesa with a VA loan?
Get pre-approved and we will pull the COE, price the funding fee, and put a real 92111 or 92123 payment on paper.
Get Pre-ApprovedLeft Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego, CA 92111