VA loans near Naval Base Point Loma (2026)
Amir Nurani · NMLS #197458 · (619) 366-9494
Quick answer: Eligible veterans and active-duty buyers tied to Naval Base Point Loma can often buy on the peninsula with little or no down payment and no monthly mortgage insurance, subject to entitlement, occupancy, and property rules. 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. Liberty Station condos need project review.
Naval Base Point Loma is the peninsula naval complex, including the submarine base. The commute is the peninsula, not 32nd Street and not Pendleton. Left Coast Leaders, Inc. (NMLS #2394495) treats VA as the first call for eligible buyers who work that complex. A clean Certificate of Eligibility and a payment that already includes peninsula taxes, coastal insurance, and any HOA is what lets a duty-station timeline hold. The area hub is Point Loma mortgages. This page is the base commute.
Why Point Loma is its own VA file
Liberty Station, the former Naval Training Center, is the condo inventory next door. Typical housing is those condos plus Loma Portal, the village, and Sunset Cliffs, not Eastlake tracts and not island Cays. VA and conventional both review the condo project: HOA insurance, owner-occupancy mix, litigation, and budget health. A unit can look perfect and still fail if the building is not eligible.
Sunset Cliffs, Loma Portal, and the village side more often land conventional or jumbo once the loan amount clears $1,104,000. A coastal Point Loma purchase more often lands jumbo, but only if the loan amount (not the price) clears that line. We pre-approve to a monthly number that already includes coastal insurance and any HOA, and we keep documents ready when a listing near the naval complex or Liberty Station goes live.
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 (loan about $919,350). Subsequent use at $0 down is about $29,700. Peninsula list prices are often higher, so the same percentages are a larger dollar line. We price 0%, 5%, and 10% the same day.
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. Seller concessions: VA caps certain concessions at 4% of reasonable value. We pull the COE at pre-approval, not after you are in contract. Program overview: VA loans in San Diego.
What we clear before you write
- COE first: exemption, first use vs subsequent, remaining entitlement if you still own a VA-financed house.
- Same house, same tax, insurance, and HOA, VA vs conventional so you see the fee instead of pretending it is free.
- Liberty Station or other condo project eligibility before the offer.
- Whether the loan amount (not the list price) clears $1,104,000 and needs jumbo pricing on a conventional compare.
If you already have a VA loan on the peninsula 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 Naval Base Point Loma as a footnote on a county VA page. Use the payment calculator for principal and interest, then we add the fee treatment, coastal insurance, and HOA from the actual property.
Related
Point Loma mortgage hub · VA loans in San Diego · VA funding fee · VA IRRRL · Condo mortgages in San Diego · Payment calculator · Point Loma news
Frequently asked questions
Yes, if you are VA-eligible, you occupy the home, and the property meets VA and lender rules. Naval Base Point Loma makes VA a first conversation on the peninsula. Liberty Station condos still need project review. We pull the COE and price residual income against a real Point Loma payment before you write.
Yes. VA and conventional both review the project, not just the buyer. Insurance, owner-occupancy mix, litigation, and budget health can block a Liberty Station unit even when entitlement and credit are fine. We check project eligibility early.
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. Sunset Cliffs, Loma Portal, and village purchases often produce a loan above that line, which is jumbo on a conventional file. We check remaining entitlement before assuming a large VA loan is automatic.
Buying near Naval Base Point Loma with a VA loan?
Get pre-approved and we will pull the COE, price the funding fee, and put a real peninsula payment on paper, including coastal insurance and HOA when they apply.
Get Pre-ApprovedLeft Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego, CA 92111