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VA Loans in San Juan Bautista
San Juan Bautista's smaller housing inventory means VA buyers need speed when properties hit the market. Mission-era charm meets agricultural land here, and VA loans compete well against conventional offers when structured right.
Most sellers in San Benito County don't see many VA transactions, which creates opportunity. Educating listing agents on VA appraisal timelines helps your offer stand out in this tight market where buyers know each other.
You need a Certificate of Eligibility from the VA and decent credit—most lenders want 620 minimum, though some go lower. No down payment required regardless of purchase price, which matters in a county where even modest homes carry weight.
Active duty, veterans with qualifying service, National Guard, Reserves, and surviving spouses all potentially qualify. The VA funding fee ranges from 1.4% to 3.6% depending on service type and whether it's your first VA loan, but it rolls into your mortgage.
Not every lender handles VA loans efficiently in San Benito County. The smaller population means some wholesale lenders hesitate or price aggressively, so broker access to 200+ lenders actually matters here.
VA appraisals require certified appraisers familiar with local comps—limited appraiser pools in this county can add 5-7 days versus Santa Clara County timelines. Lenders who regularly close VA loans in rural markets move faster than those treating it as unusual.
I push VA buyers toward sellers who've owned long-term—they care more about closing certainty than squeezing every dollar. The VA's MPRs require functional systems and chipping paint gets flagged, so newer construction or well-maintained older homes close smoother.
San Juan Bautista sits near the county limit where USDA income caps might disqualify higher earners, making VA the only zero-down path. For properties needing work, conventional with 5% down sometimes appraises easier than waiting on VA repair negotiations.
FHA requires 3.5% down plus monthly mortgage insurance that never drops off. VA eliminates both, saving you $200-400 monthly on typical San Benito County purchases—that's $72,000 over a 30-year loan.
USDA offers zero down for non-veterans but caps income and restricts properties to designated rural zones. VA has no income limit and works anywhere in the city limits or county, including properties USDA excludes.
Historic district properties need careful vetting—the VA doesn't fund homes with active code violations or deferred systems. Wells and septic systems common in county areas require inspections that delay closing 10-14 days beyond city properties.
San Benito County's agricultural economy means fewer VA-eligible borrowers compete for inventory compared to Monterey or Santa Cruz. That scarcity sometimes works against you when sellers don't understand VA loans and prefer familiar conventional financing.
Yes, if they meet VA minimum property requirements. Cosmetic historical features are fine, but electrical, plumbing, heating, and roofing must be functional and safe.
Most do when the offer is clean and pre-approved. Seller education on VA appraisal timelines helps, especially in a market with limited veteran buyer competition.
There's no limit if you have full entitlement. You can finance any amount without a down payment, though lenders verify income supports the payment.
Expect 25-35 days from accepted offer to closing. Limited local appraisers add a few days compared to metro markets, but experienced lenders manage timelines well.
Raw land no, but livable homes needing cosmetic work yes. Major repairs trigger VA renovation loans, which few lenders handle smoothly in smaller counties.
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.