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in Agoura Hills, CA
Agoura Hills sits at the edge of LA County where home prices reflect both mountain views and Ventura County proximity. If you're eligible for a VA loan, you can skip the down payment entirely—a major advantage in this market.
Conventional loans dominate here because they work for everyone, but VA loans often beat them on total cost for qualified borrowers. The right choice depends on your service history and how long you plan to stay.
Conventional loans require at least 3% down, though you'll pay PMI until you hit 20% equity. Rates are competitive if your credit is above 740, and you can use them on any property type.
These loans cap at conforming limits—$806,500 in LA County for 2024. Anything above that becomes a jumbo loan with stricter requirements. Most Agoura Hills homes fall within conforming range, making this the default option for non-veterans.
VA loans let eligible veterans buy with zero down and no PMI ever. The funding fee runs 2.15% for first-time users, but you can roll it into the loan. Disabled veterans get the fee waived entirely.
You can use VA loans up to $806,500 with no down payment in LA County. Above that, you'll need 25% of the difference. Sellers can pay all your closing costs, which rarely happens with conventional loans.
Down payment is the biggest split. Conventional needs at least 3%, VA needs nothing. That's $24,000 saved on an $800,000 home—money you can use for renovations or reserves.
Monthly costs favor VA loans heavily. A $750,000 conventional loan with 5% down carries $175/month in PMI. The VA loan has no PMI but adds the funding fee to your balance, costing about $30 extra per month in interest. You're still ahead $145 monthly.
Credit flexibility differs too. VA loans approve borrowers at 580 credit scores regularly. Conventional loans get expensive below 680, and most lenders won't go under 620. If your credit took a hit during service, VA is more forgiving.
If you're eligible for VA, use it. The math almost always works in your favor unless you're putting down 20% anyway. Even then, VA's lower rates often win. The funding fee looks big upfront but breaks even within two years of PMI savings.
Conventional makes sense when you're not military-affiliated or buying investment property. VA restricts you to primary residences and has appraisal standards that can kill deals on fixer-uppers. For Agoura Hills homes needing work, conventional gives you more flexibility.
Yes, but you'll need 25% of the amount above $806,500 as a down payment. Many Agoura Hills homes fall under this limit anyway.
No. The 2.15% fee adds to your loan balance but saves $150+ monthly compared to PMI on low-down conventional loans.
Most do. VA appraisals are stricter, but zero down payment makes your offer cleaner than FHA with its required repairs.
Yes, once you reach 20% equity through payments or appreciation. You'll need a new appraisal and to request removal from your lender.
Conventional typically closes 2-3 days faster. VA appraisals take slightly longer, but the difference rarely affects your timeline.