NAS North Island and Coronado Cays VA files
Quick answer: NAS North Island is why VA is the first conversation on Coronado, including the Cays. Occupancy, residual income, and the VA appraisal still have to clear. Cays files add HOA and, on some products, project rules. Full entitlement is not capped at the 2026 1-unit high-cost figure of $1,104,000. I am not posting invented VA funding fees or rates.
NAS North Island sits on Coronado. That is the occupancy story for a large share of island VA files, including Coronado Cays. The city + loan page is VA loans in Coronado and NAS North Island. The area hub is Coronado. County VA overlay: VA loans in San Diego and VA 2026.
Left Coast Leaders, Inc. (NMLS #2394495) prices the island payment with HOA in it. Amir Nurani (NMLS #197458) will not invent a funding fee or a note rate on this page.
NAS North Island occupancy is the file, not a slogan
VA needs the home to be the primary residence. Orders, BAH, and a Cays lock-and-leave plan that is really a rental are three different files. Pull the Certificate of Eligibility first so remaining entitlement and any funding-fee exemption are named. How we pull it: how a San Diego lender pulls a VA COE. Residual income on an island payment: VA residual income vs DTI.
Coronado Cays is still Coronado, with an HOA
The Cays are not a separate county and they do not get a different VA cap. They do get HOA dues, sometimes a slip or dock that is personal property, and a qualifying payment that has to clear after those lines. If the product is a condo or a PUD with project rules, we read those before you write. VA MPRs still apply: VA MPRs on condos and older cottages.
Village cottages and Cays waterfront are the same entitlement conversation and a different residual-income conversation. Send the HOA budget either way.
The $1,104,000 line is the conventional backup
Full VA entitlement is not capped at the 2026 1-unit high-cost figure of $1,104,000. Conventional above that line on a 1-unit is jumbo. $832,750 is the national baseline, not the island ceiling. If VA will not clear residual income or the property, we price jumbo or a piggyback. Related: La Jolla jumbo vs VA jumbo for the same entitlement split on a different ZIP. Jumbo overlay: jumbo loan limits 2026.
Get the product named on the pre-approval before you tour a Cays open house on a weekend between duty days.
Frequently asked questions
Yes, if you are eligible and the property, occupancy, and residual income meet VA and lender rules. NAS North Island is why VA is the default conversation on the island, not an afterthought. Cays homes still have HOA dues inside the qualifying payment. Condos and some attached products also have project tests.
Full entitlement does not impose that county cap. Many island prices still produce a loan above $1,104,000, which would be jumbo on a conventional file. Partial entitlement is different math. We read the COE before anyone treats the file as zero down. Conventional jumbo is the backup path, not the VA cap.
The Cays add HOA, sometimes docks or slips as personal property that cannot be rolled into the VA loan, and a payment that has to clear residual income after those dues. Village vs Cays is the same island for entitlement. It is not the same payment. Send the HOA budget with the listing.
Stationed at NAS North Island or shopping the Cays?
We will price VA with remaining entitlement on the actual Coronado or Cays address, including HOA.
Get Pre-Approved(619) 366-9494 · Amir Nurani · NMLS #197458
Left Coast Leaders, Inc. · NMLS #2394495 · DRE #02191517 · Equal Housing Lender · San Diego, CA