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Lompoc sits right next to Vandenberg Space Force Base. That means a large share of local buyers are active-duty, veterans, or surviving spouses — exactly who VA loans are built for.
VA loans remove the biggest barrier to homeownership: the down payment. In a Santa Barbara County market, that matters more than almost anywhere else in California.
0%
Down Payment
580–620 typical
Min Credit Score
None
PMI Required
No cap (full entitlement)
Loan Limit
2.15% zero down
Funding Fee (1st use)
30–45 days
Typical Close Time
VA Loans in Lompoc
You need a Certificate of Eligibility (COE) to use a VA loan. Most lenders pull this directly — you don't need to chase it down yourself.
VA doesn't set a minimum credit score, but most lenders want at least 580–620. Debt-to-income ratio matters too. Most lenders cap it at 41%, though exceptions exist with strong residual income.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in Lompoc.
Lompoc sits right next to Vandenberg Space Force Base. That means a large share of local buyers are active-duty, veterans, or surviving spouses — exactly who VA loans are built for.
VA loans remove the biggest barrier to homeownership: the down payment. In a Santa Barbara County market, that matters more than almost anywhere else in California.
You need a Certificate of Eligibility (COE) to use a VA loan. Most lenders pull this directly — you don't need to chase it down yourself.
Not every lender knows VA loans well. Big retail banks often apply overlays — extra restrictions beyond VA guidelines — that kill deals unnecessarily.
We work with 200+ wholesale lenders, including several that specialize in VA. That means we find lenders who actually understand the program, not ones treating it like a conventional loan with a government stamp.
VA appraisals near Vandenberg can be strict. Properties must meet Minimum Property Requirements (MPR). Know this before you make an offer on a fixer.
The VA funding fee trips up a lot of buyers. First-time use with zero down runs 2.15% of the loan amount. Disabled veterans are exempt — always verify your status before closing.
FHA loans require 3.5% down and permanent mortgage insurance. VA loans require neither. For a $500,000 home, that's $17,500 you keep in your pocket at closing.
USDA loans also offer zero down, but Lompoc's eligible zones are limited. Conventional loans need 5–20% down and charge PMI until you hit 20% equity. VA wins on cost for qualifying borrowers.
Lompoc's proximity to Vandenberg means frequent PCS moves. VA loans have no prepayment penalty, which matters when your orders change and you need to sell in two years.
Santa Barbara County has higher home prices than most inland California markets. VA loan limits were removed in 2020 for borrowers with full entitlement, so you can borrow what you need without a cap.
No. VA loans allow zero down for borrowers with full entitlement. That applies to most first-time VA buyers and those who've paid off a prior VA loan.
Yes, and it's one of the most common loan types in this area. Active-duty members at Vandenberg qualify with standard VA eligibility requirements.
It's a one-time fee rolled into your loan. Disabled veterans with a service-connected rating are fully exempt — confirm your status before you close.
Not for borrowers with full entitlement. The 2020 Blue Water Navy Act removed county loan limits for most VA buyers. Partial entitlement users still have limits.
Typically 30–45 days. The VA appraisal adds a step, so don't expect the same timeline as a conventional loan. Plan ahead if you're on PCS orders.
Yes. Unremarried surviving spouses of veterans who died in service or from a service-connected disability are eligible for VA loan benefits.