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in Duarte, CA
Duarte sits in Los Angeles County where the 2026 conforming limit is $1,249,125. Both conventional and VA loans operate within that ceiling, but they work very differently for buyers here.
The choice between them hinges on eligibility, down payment capacity, and long-term cost. If you served, VA often wins on affordability. If you didn't serve, conventional is your path. Both can finance homes across Duarte's market range.
Conventional loans require a down payment and mortgage insurance if you put down less than 20%. In Duarte, a typical buyer puts 5% to 10% down and carries PMI until reaching 80% loan-to-value.
Credit score floors sit around 620 for most lenders, though 740+ opens better rates and terms. Conventional loans follow Fannie Mae and Freddie Mac rules, which means consistent underwriting across lenders.
VA loans let eligible veterans and service members buy with zero down. Instead of mortgage insurance, you pay a one-time funding fee rolled into the loan. That fee ranges from 1.4% to 3.6% depending on down payment and prior VA use.
VA loans don't require a minimum credit score by federal rule, though most lenders set their own floor around 620. Debt-to-income limits are typically more flexible than conventional—many lenders allow 60% or higher with strong compensating factors.
The biggest gap is down payment. VA buyers close with zero cash down; conventional buyers need at least 3% at closing. For a typical Duarte purchase, that's a meaningful difference in upfront capital. VA's funding fee is a one-time cost baked into the loan.
Both programs respect the $1,249,125 Los Angeles County limit equally. Neither has a county-specific advantage there. VA wins on total cost of borrowing when you have eligibility because the funding fee is usually cheaper than years of PMI.
Choose VA if you're a veteran or active-duty service member. The zero-down benefit and funding fee structure beat conventional PMI in almost every scenario. Even if you have savings for a down payment, the VA path often costs less over 30 years.
Choose conventional if you're not VA-eligible or if you're buying an investment property or second home. Conventional also works if you have excellent credit and a large down payment ready—you'll skip PMI entirely and lock in a competitive rate.
No. VA loans are for primary residences only. You must intend to occupy the home as your main residence. Conventional loans allow investment properties, so that's the path if you're buying a rental or second home in Duarte.
No. The VA doesn't mandate a minimum credit score. Most lenders set their own floor around 620, but VA borrowers with lower scores often find approval when conventional lenders would decline.
PMI is monthly insurance you pay until you reach 80% equity. A VA funding fee is a one-time cost (1.4% to 3.6% of the loan) rolled into your loan. Over 30 years, the funding fee typically costs less than years of PMI payments.
Yes. If you put down 5% or more, the funding fee drops to 1.4%. At 10% down, it stays at 1.4%. At zero down, it's 2.3%. Putting down even a small amount saves on the fee, though zero down is still often cheaper than conventional PMI.
Yes. Your first VA loan carries a 2.3% funding fee at zero down. If you've used your benefit before, the fee rises to 3.6% at zero down. Putting down 5% or more resets it to 1.4% regardless of prior use.