Loading
VA Loans in La Habra Heights
La Habra Heights sits in the hills above the San Gabriel Valley, where single-family homes typically range from $900k to $1.5M. Most properties here fall within the 2024 LA County VA loan limit of $1,149,825, which means eligible veterans can buy without a down payment.
This small city of custom homes on larger lots attracts veteran buyers who want space and privacy while staying close to Orange County or downtown LA. The VA program works well here because you're not competing with cash-heavy markets like coastal LA neighborhoods.
You need a Certificate of Eligibility from the VA, which typically requires 90 consecutive days of active duty during wartime or 181 days during peacetime. Surviving spouses of service members who died in service or from service-connected disabilities also qualify.
No minimum credit score exists in VA guidelines, but most lenders want 620 or higher. You'll need a debt-to-income ratio under 41% in most cases, though we can push higher with strong compensating factors like cash reserves or residual income.
Not every lender handles VA loans efficiently. Some portfolio lenders avoid them entirely because the VA appraisal process requires specific property standards that can delay closings. We work with VA specialists who understand the program's quirks and close on time.
The VA funding fee (1.4% to 3.6% of the loan amount) can be financed into your loan. Veterans with service-connected disabilities get this fee waived entirely, which saves $15k+ on a $1M purchase. Finding lenders who structure this correctly matters.
La Habra Heights has many properties on septic systems and private wells, which trigger additional VA appraisal requirements. The appraiser will require water quality tests and septic inspections. Budget two extra weeks for these reports compared to standard financing.
I see veterans unnecessarily paying points to buy down rates on VA loans. The VA streamline refinance (IRRRL) makes it easy to refinance later when rates drop, so locking in the absolute lowest rate today often wastes money on fees you'll never recoup.
Conventional loans require 5-20% down in this price range, which means $50k to $200k cash. VA loans require zero. That difference alone makes VA the obvious choice for eligible veterans, even if the funding fee adds $14k to your loan balance.
Jumbo loans kick in above $1,149,825 in LA County. If you're looking at $1.3M properties, you'll either need a $150,175 down payment to stay within VA limits or switch to a jumbo loan with 10-20% down. Run the numbers on both scenarios before making offers.
La Habra Heights properties often sit on 1+ acre lots with older custom construction. VA appraisers flag deferred maintenance more aggressively than conventional appraisers. Peeling paint, broken windows, or non-functioning systems must be repaired before closing.
The city's hillside location means some properties have steep driveways or require 4WD access in winter. This doesn't disqualify VA financing, but appraisers note these conditions. Disclose access issues to your lender early to avoid surprises during underwriting.
Yes, if the property appraises as residential. Barns and arenas are acceptable, but the home must be the primary structure and your primary residence.
You'll need a 25% down payment on the $150,175 above the $1,149,825 county limit. That's still better than 10-20% down on the full amount with a jumbo loan.
No, but the VA requires a septic inspection showing the system works and meets health standards. Add 2-3 weeks to your closing timeline for this.
Yes. Your entitlement restores when you sell and pay off the loan, or you can have multiple VA loans simultaneously if you have remaining entitlement.
Most are. This isn't a cash-heavy investor market, and sellers here understand VA buyers are well-qualified. The appraisal repair requirements matter more than the loan type.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.