VA loans in Point Loma (2026)
Amir Nurani · NMLS #197458 · (619) 366-9494
Quick answer: Eligible veterans and active-duty buyers can often buy in Point Loma with little or no down payment and no monthly mortgage insurance. 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. That matters here because Sunset Cliffs, Loma Portal, and village purchases more often sit near or above the $1,104,000 San Diego County 1-unit line. Liberty Station condos need project review. Partial entitlement, overlays, and any conventional comparison still use that figure.
Point Loma sits between the bay and the ocean, next to Naval Base Point Loma and the former Naval Training Center that is now Liberty Station. Active-duty and veteran buyers who work the naval complex often start with VA. The base commute write-up lives on VA loans near Naval Base Point Loma. This page is the peninsula file: Liberty Station, Loma Portal, the village, and Sunset Cliffs. Left Coast Leaders, Inc. (NMLS #2394495) treats VA as the first call for eligible buyers who will occupy a Point Loma home. 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. Move-up buyers without VA eligibility start on the Point Loma mortgage hub and our jumbo loan guide.
Why Point Loma is a peninsula VA file
The payment and the building are the local reason this page exists. Liberty Station condos are the inventory next door. VA and conventional both review the 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. Full entitlement is not capped by that old county VA limit. Partial entitlement still is. 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. See our San Diego condo mortgage guide when the property is a unit.
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 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.
- The test is loan amount, not the peninsula price tag. A $1,200,000 purchase with 20% down is a $960,000 loan, which is high-balance conforming, not jumbo. A $1,250,000 purchase with 10% down is a $1,125,000 loan, which is jumbo on a conventional file. VA with full entitlement is a different test.
- 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. Peninsula list prices are often higher, so the same percentages are a larger dollar line. That is why we price 0%, 5%, and 10% on subsequent-use files 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. We pull the COE at pre-approval, not after you are in contract. Program overview: VA loans in San Diego.
How we run a Point Loma VA purchase
- COE first: exemption, first use vs subsequent, remaining entitlement if you still own a VA-financed house.
- Same house, same tax, coastal insurance, and HOA, VA vs conventional (and jumbo vs high-balance) so you see the fee instead of pretending it is free. A larger down payment can move a conventional Point Loma file back under the jumbo line.
- Liberty Station or other condo project eligibility 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.
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. See VA IRRRL. Amir Nurani (NMLS #197458) will not treat Point Loma as a footnote on the Naval Base Point Loma page. On a $900,000-range purchase the funding fee is a five-figure line, and many peninsula files sit higher. 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 loan limits 2026 · VA loans near Naval Base Point Loma · VA funding fee · Jumbo loans in San Diego · Condo mortgages · Payment calculator · Point Loma news
Frequently asked questions
Many eligible veterans and active-duty buyers can purchase in Point Loma with little or no down payment, subject to entitlement and lender guidelines. Naval Base Point Loma makes VA a first conversation on the peninsula. VA does not use monthly mortgage insurance like FHA. A funding fee may apply unless you are exempt. Liberty Station condos still need project review.
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. That matters in Point Loma because Sunset Cliffs, Loma Portal, and village purchases more often sit near or above the 2026 $1,104,000 conforming line. Partial entitlement and lender overlays still matter. We check remaining entitlement before assuming a large VA loan is automatic.
Buying in Point Loma with a VA loan?
Get pre-approved and we will pull the COE, price the funding fee, and put a real Point Loma payment on paper.
Get Pre-ApprovedLeft Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego, CA 92111