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in Vista, CA
Vista buyers choosing between conventional and VA loans face a fundamental trade-off. Conventional requires 20% down to avoid PMI, while VA offers zero down with a funding fee instead.
Both programs work in San Diego County, where the 2026 conforming limit is $1,104,000. The median household income in San Diego County is $102,285.
Conventional at 6.25% works best with substantial savings. At 80% LTV, the monthly P&I payment is $4,618 with zero PMI.
Underwriting requires a 740 FICO minimum and documented income. Plan on reserves beyond the down payment.
VA at 5.75% offers zero-down financing for eligible veterans and active-duty service members. On a zero-down purchase, the monthly P&I payment is $4,377.
The funding fee replaces traditional PMI and protects the VA's interest. You'll need a 740 FICO and proof of income.
VA's 5.75% rate beats conventional's 6.25% by 50 basis points. At 80% LTV, conventional avoids PMI entirely. The VA funding fee (2.15% on first use) costs less than PMI over time.
Conventional demands substantial savings upfront; VA demands zero. For buyers with limited cash, VA's zero-down structure wins. For buyers with strong savings, conventional's higher rate may feel expensive.
Choose conventional if you have strong savings and want to avoid PMI entirely. Buyers with stable W-2 income benefit from straightforward underwriting. Your 740 FICO qualifies you easily.
Choose VA if you're an eligible veteran or active-duty service member. Zero down means you keep cash for closing costs. The 5.75% rate and lower payment offset the funding fee.
Yes. Conventional loans accept 3% to 19.99% down, but PMI applies until you reach 80% LTV. PMI cancels automatically at 78% LTV.
Yes. VA loans require a Certificate of Eligibility from the VA. You must be an eligible veteran, active-duty service member, or surviving spouse.
On June 12, 2026 pricing: conventional at 6.25% is $4,618; VA at 5.75% is $4,377. The VA payment is $241 lower per month.
No. The VA funding fee (2.15% on first use) is a one-time cost. PMI on conventional loans typically costs more annually and lasts longer.
VA is the better fit. You can use all savings for closing costs and reserves. Conventional requires 20% down to avoid PMI.