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Half Moon Bay's coastal location and proximity to San Francisco make it a draw for military families and veterans. At 5.75%, a $750,000 VA purchase runs $4,377 monthly for principal and interest alone.
San Mateo County's median household income of $156,000 supports homes in this price range comfortably. The county's strong job market keeps buyer demand steady year-round.
5.75%
Interest Rate
$4,377
Monthly P&I
740+
Typical FICO
$0 (zero down)
Down Payment
2.15% (first-time)
Funding Fee
VA Loans in Half Moon Bay
VA loans require a Certificate of Eligibility from the VA. A 740 FICO score is typical for approval at this price point. Zero down is the standard — you finance the full purchase price plus the funding fee.
The funding fee replaces PMI. First-time VA users pay 2.15% of the loan amount upfront. Veterans with a 10% or higher VA disability rating are exempt from this fee entirely.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in Half Moon Bay.
Half Moon Bay's coastal location and proximity to San Francisco make it a draw for military families and veterans. At 5.75%, a $750,000 VA purchase runs $4,377 monthly for principal and interest alone.
San Mateo County's median household income of $156,000 supports homes in this price range comfortably. The county's strong job market keeps buyer demand steady year-round.
VA loans require a Certificate of Eligibility from the VA. A 740 FICO score is typical for approval at this price point. Zero down is the standard — you finance the full purchase price plus the funding fee.
VA loans move through expedited underwriting compared to conventional financing. Most lenders close VA loans in 30 to 45 days, though appraisal timelines vary.
The VA recently updated appraisal rules to improve turnaround times, averaging 7 business days. Retail lenders and mortgage brokers both offer VA products, though rates and fees differ by lender.
VA financing makes sense in Half Moon Bay when buying at or below the conforming limit. The zero-down structure and no PMI requirement beat conventional financing for qualified veterans.
Above the conforming limit, VA jumbo loans exist but carry tighter overlays and higher rates. For a $750,000 purchase, conventional would require 5-10% down and PMI — VA's zero down saves meaningful cash at closing.
Conventional loans at this price point require 5-10% down and carry PMI until you reach 78% LTV. VA's zero-down structure and no PMI make it the clear winner for eligible veterans.
FHA offers 3.5% down but charges mortgage insurance for the life of the loan if down payment is under 10%. VA's funding fee is a one-time cost, not a monthly drag on your payment.
San Mateo County school districts placed bond measures on the June ballot to fund facility upgrades and programs. Families buying in Half Moon Bay benefit from these investments in local education infrastructure.
Bespoke, a mixed-use development at the former Talbot's downtown location in San Mateo, just received planning approval. The project brings new commercial space and affordable housing to the county, signaling continued investment in the region.
VA lending in California remains steady, with lenders competing for veteran business. The recent VA appraisal rule updates have shortened timelines, making VA loans more attractive to buyers on tight schedules.
Half Moon Bay's proximity to military installations and the Bay Area's veteran population keep VA loan demand consistent. Brokers and retail lenders both actively market VA products here.
No. Active duty, veterans, National Guard members, and surviving spouses with a Certificate of Eligibility all qualify. Call to verify your eligibility status.
Principal and interest run $4,377 per month on a $750,000 loan at 5.75% APR, 30-year term, as of July 24, 2026. Add property taxes, insurance, and HOA fees for your total.
Yes — veterans with a 10% or higher VA disability rating are exempt. Purple Heart recipients and surviving spouses are also exempt. Otherwise, the fee applies at closing.
No. The funding fee is a one-time cost at closing, roughly 2.15% of the loan. PMI is a monthly charge that never goes away on conventional loans. VA's structure is cheaper over time.
Most lenders approve VA loans with a 740 FICO score. Some lenders go lower, but 740 is the standard for this price range. Call to discuss your specific score.