Straight answers on buying, refinancing, and navigating California’s housing market, written for San Diego homebuyers and homeowners.
VA Minimum Property Requirements on San Diego condos and older cottages. Safe, sound, sanitary: access, heat, roof, no obvious hazards. Ocean Beach, Point Loma, North Park.
Loan TypesVA looks at residual income in addition to DTI. San Diego payments are high because of taxes, HOA, and insurance. The file has to clear both.
BuyersFHA on Otay Ranch and Eastlake new construction in Chula Vista. 2026 $1,104,000 county cap, certificate of occupancy, builder credits, HOA and Mello-Roos.
Loan TypesFHA seller concessions are 6% under HUD 4000.1. Conventional IPC caps vary by LTV. High-LTV conventional is tighter than FHA 6%.
BuyersCity of Chula Vista DPA is not SDHC and is not County of San Diego DPA. Three programs, three maps. Confirm funding before the offer. We are not SDHC.
Loan TypesFHA on a San Diego condo is not FHA on a house. Project approval on the FHA-approved list vs single-unit approval when the project is not on the list.
BuyersCamp Pendleton VA home loan: Oceanside, Vista, and the Fallbrook commute. Occupancy, residual income, and COE before you shop. Fallbrook is commute only.
Loan TypesHow a San Diego lender pulls a VA COE: remaining entitlement, prior use, and funding-fee exemption before anyone quotes $0 down.
BuyersFirst-time homebuyer San Diego 2026: FHA 3.5% down, VA $0 down if eligible, and DPA that some files need a participating lender for. We are not SDHC.
Loan TypesVA loan San Diego 2026: $0 down with occupancy and entitlement. Full entitlement is not capped. Partial entitlement uses the $1,104,000 1-unit county figure.
Loan TypesJumbo loan San Diego 2026: loans above $1,104,000 on a 1-unit. High-balance vs jumbo, 2-4 unit figures, and why the line is loan amount, not list price.
Loan TypesFHA loan limits San Diego 2026: $1,104,000 for a 1-unit, plus 2-4 unit figures, and why the cap is loan amount (including financed UFMIP), not list price.
Loan TypesPartial VA entitlement in San Diego: how the $1,104,000 1-unit figure, remaining guaranty, and down payment math work if you still have a VA loan.
Loan TypesFHA high-balance vs low-balance: $832,750 baseline vs the $1,104,000 high-cost cap, and why loan amount (plus financed UFMIP) decides the bucket.
Loan TypesVA funding fee in San Diego: 2026 rates, who pays, disability exemptions, and whether to finance the fee or pay cash at closing.
HomebuyingNew construction vs resale mortgages: construction-to-perm, builder incentives, and when to lock your rate on a 6 to 12 month build.
Loan TypesFHA MIP vs conventional PMI: upfront MIP, how long annual MIP lasts, when PMI costs less, and why 3.5% down is not always cheaper.
HomebuyingHow Mello-Roos special taxes change a San Diego mortgage payment, where CFDs show up on the tax bill, and how lenders count them in DTI.
RefinanceConventional PMI can usually come off at 80% LTV. See original-value wait vs a current appraisal, the 78% automatic drop, and why FHA MIP is different.
Loan TypesHow San Diego homeowners fund an ADU: HELOC vs cash-out vs renovation loans, when rent can count, and why the bid matters more than a national average.
Loan TypesThe 2026 1-unit limit is $1,104,000. See jumbo vs high-balance vs baseline, and why loan amount (not list price) decides the bucket.
BuyersCalHFA MyHome, SDHC, County of San Diego, and Dream For All: who typically qualifies and what to confirm before you offer.
ProcessWhat to review on the Closing Disclosure before you sign.
ProcessWhat happens if closing slips past your lock, and how to reduce extension risk.
Loan TypesOccupancy rules and qualification basics for a San Diego County second home.
InvestorsWhat changes when the home is a rental instead of your primary residence.
RatesTwo different ways to lower a payment and how to choose between them.
BuyersHow to sequence selling and buying when you are moving to the next home.
ProcessA practical checklist from acceptance through underwriting and signing day.
Loan TypesWhy 20% down is not required on every conventional loan and how PMI fits into the payment.
RatesHow discount points lower your rate and how to run break-even math before you pay upfront.
ProcessHow earnest money works on San Diego purchases, typical amounts, and when buyers can recover the deposit.
Loan TypesHow VA and conventional loans differ on eligibility, down payment, monthly insurance, and total cost for San Diego buyers.
Loan TypesSide-by-side comparison of down payment, mortgage insurance, credit fit, and how to choose for your numbers.
HomebuyingHow jumbo mortgages work in San Diego, credit and reserve expectations, and when a jumbo loan is the right path for higher-priced homes.
RefinanceA clear comparison of HELOC and cash-out refinance options for California homeowners, including costs, rate structure, and when each makes sense.
ProcessA practical document checklist for San Diego mortgage pre-approval and underwriting so your file moves faster with fewer surprises.
HomebuyingHow San Diego property taxes affect your true monthly housing payment, what to estimate, and why rate-only shopping can mislead buyers.
Loan TypesWhat conventional mortgages require in California, how they compare with FHA, and when conventional financing is the stronger long-term fit.
RatesHow temporary and permanent rate buydowns work, what they cost, and when a buydown helps California homebuyers versus when it does not.
HomebuyingHow gift funds work for California mortgage down payments, what lenders need to document, and common mistakes that slow underwriting.
ProcessHow self-employed borrowers in San Diego can prepare for mortgage approval, what income documentation lenders use, and how to avoid common delays.
ProcessWhat happens during a San Diego home appraisal, why value matters to your loan, and what buyers can do if the appraisal comes in low.
ProcessRealistic timelines for California mortgage closings, what speeds the process up, and which bottlenecks commonly slow San Diego transactions.
HomebuyingDown payment myths, pre-approval timing, and the local steps that help first-time buyers compete in San Diego without overstretching.
RefinanceA practical framework for rate-and-term vs cash-out refinance decisions, including costs, break-even, and California-specific considerations.
Pre-ApprovalWhat lenders review, what documents help, and how a real pre-approval strengthens your offer in San Diego's competitive market.
Loan ProgramsHow FHA loans work for San Diego buyers, down payment basics, mortgage insurance, and when FHA is a strong fit versus conventional.
Loan ProgramsVA loan advantages for San Diego buyers, including $0 down potential, funding fee basics, and how local VA purchases typically run.
HomebuyingA plain-English look at California closing costs for San Diego buyers, including common fees, credits, and how to avoid payment surprises.
QualificationHow debt-to-income ratio works for California mortgage approval, what counts as debt, and practical ways San Diego buyers can improve DTI.
QualificationHow credit scores affect mortgage rates and approval in California, what lenders review beyond the score, and smart moves before you apply.
HomebuyingA practical buy vs rent framework for San Diego, including payment comfort, time horizon, and the real costs of ownership.
ProcessWhat a mortgage rate lock means, when to lock, float risk, and how San Diego buyers can avoid rate surprises before closing.
RefinanceWhen a cash-out refinance can help San Diego homeowners, common use cases, costs, and situations where it is the wrong tool.
ProcessA realistic underwriting timeline for California mortgages, common delay points, and what San Diego buyers can do to keep closing on track.
HomebuyingWhat makes San Diego condo financing different, including HOA documents, warrantability, and how dues affect your true monthly payment.
HomebuyingDown payment paths for San Diego homebuyers, including low-down programs, tradeoffs, and how to choose a cash strategy that still feels sustainable.
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