Question 1

Can I use a VA loan on a $1.5M home in San Ramon?

Accepted Answer

Yes, but you'll need 25% down on the amount above $766,550. On a $1.5M home, that's roughly $183K down. Still better terms than conventional jumbo financing for most buyers.

Question 2

How long does VA approval take in San Ramon?

Accepted Answer

Pre-approval takes 24-48 hours with your COE and standard docs. Full underwriting runs 3-4 weeks. The VA appraisal adds 1-2 weeks compared to conventional, so plan 30-45 days total.

Question 3

Do San Ramon sellers reject VA offers?

Accepted Answer

Some do, especially in hot markets. Writing clean offers and getting pre-approved helps. We coach clients on strategies that make VA offers competitive against conventional buyers.

Question 4

What if the home fails the VA appraisal?

Accepted Answer

You can negotiate repairs, pay for fixes yourself, or walk away. The VA flags peeling paint, safety issues, and roof problems. Most San Ramon homes pass, but older properties sometimes need work.

Question 5

Can I waive the funding fee?

Accepted Answer

Only if you're a disabled veteran with a VA disability rating. Everyone else pays 2.15%-3.3% depending on down payment and prior VA loan use. The fee finances into your loan amount.

Question 6

Are there income limits for VA loans?

Accepted Answer

No income limits exist. You just need enough income to cover the mortgage payment and debts with adequate residual income left over. San Ramon prices require solid income, typically $200K+ household.

VA Loans in San Ramon: Zero Down Home Financing for Service Members