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Imperial Beach sits at the southern edge of San Diego County, where the median household income of $102,285 supports homes in the $750K range comfortably. A zero-down VA loan at 5.49% carries a $4,254 monthly payment for principal and interest alone.
The coastal location and proximity to Naval Base San Diego make this a natural market for VA buyers. Eligible veterans and active-duty service members can close without a down payment, funding fee in place of PMI.
5.49%
Interest Rate
$4,254
Monthly P&I
$750,000
Loan Amount
$0
Down Payment
620
Min FICO
2.15%
Funding Fee
VA Loans in Imperial Beach
VA loans require a Certificate of Eligibility from the VA. Credit floor sits at 620 FICO, though most lenders prefer 680+. At $750,000, you're well within the conforming limit of $1,104,000 for San Diego County.
Zero down is the VA standard. The funding fee replaces PMI — 2.15% for first-time use with zero down, lower with a down payment. San Diego's median household income of $102,285 covers the debt-to-income ratio on a $750K loan without strain.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in Imperial Beach.
Imperial Beach sits at the southern edge of San Diego County, where the median household income of $102,285 supports homes in the $750K range comfortably. A zero-down VA loan at 5.49% carries a $4,254 monthly payment for principal and interest alone.
The coastal location and proximity to Naval Base San Diego make this a natural market for VA buyers. Eligible veterans and active-duty service members can close without a down payment, funding fee in place of PMI.
VA loans require a Certificate of Eligibility from the VA. Credit floor sits at 620 FICO, though most lenders prefer 680+. At $750,000, you're well within the conforming limit of $1,104,000 for San Diego County.
VA loans in California are available through both retail banks and mortgage brokers. Broker pricing tends to be tighter than retail because brokers shop multiple lenders. Most lenders close VA loans in 30-45 days with standard documentation.
The VA loan market is competitive. Lenders compete on rate, closing costs, and service. Brokers can often beat bank rates because they're not carrying portfolio risk. Expect straightforward underwriting — VA loans have fewer overlays than conventional.
VA loans make sense in Imperial Beach when you're a qualified veteran or active-duty service member. The zero-down structure saves you $150,000 in cash at a $750K purchase price. That's real money you keep in reserves or deploy elsewhere.
The only trade-off is the funding fee. At 2.15% of $750,000, that's $16,125 rolled into the loan. Over 30 years, it costs less than PMI would on a conventional loan with 10% down. The math favors VA every time for eligible buyers.
Conventional loans at this price require 20% down ($150,000) to avoid PMI. FHA loans need 3.5% down but carry lifetime mortgage insurance if you put down less than 10%. VA requires zero down with no PMI equivalent — just the one-time funding fee.
If you have $150K to put down, conventional might match VA's rate. But as a veteran, why spend the cash? VA's zero-down structure is built for you. The funding fee is the cost of that flexibility.
Imperial Beach's proximity to Naval Base San Diego shapes the entire market. Active-duty personnel and veterans make up a significant portion of buyers here. The VA loan is the default choice for this population.
The coastal location commands premium pricing. A $750K purchase in Imperial Beach reflects both the waterfront proximity and the military community that anchors the area. VA financing makes that price accessible without draining your reserves.
No. Eligible veterans, active-duty service members, National Guard, Reserves, and surviving spouses with a Certificate of Eligibility can all qualify. You don't need to be on active duty right now.
Principal and interest run $4,254 per month on a $750,000 loan at 5.49% APR, 30-year fixed, 740 FICO, primary residence. Property taxes, insurance, and HOA (if any) are separate.
Yes, if you have a VA disability rating of 10% or higher. Purple Heart recipients and surviving spouses are also exempt. Otherwise, the funding fee applies — 2.15% for first-time use with zero down.
No statutory limit. San Diego County's conforming limit is $1,104,000. Above that, you'd need a jumbo VA loan, which has tighter requirements. At $750K, you're safely in conforming territory.
Yes. You can use it multiple times. The funding fee goes up on subsequent uses — 3.3% instead of 2.15% — unless you're disability-exempt. Many veterans use it to buy, sell, and buy again.