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VA Loans in Visalia
Visalia's housing market sits in the sweet spot for VA financing. Most homes fall well below the $766,550 conforming limit.
Veterans compete against conventional buyers without needing 20% down. In Tulare County, that levels the playing field significantly.
VA appraisals require properties meet minimum property requirements. Visalia's newer construction developments often pass easily.
You need a Certificate of Eligibility from the VA. Most veterans with 90+ days active service qualify immediately.
No minimum credit score exists in the VA guidelines. Most lenders want 580-620 to approve the file.
Debt-to-income can stretch to 50% with strong compensating factors. VA residual income requirements matter more than DTI.
No down payment required on purchase prices up to $766,550. Above that limit, you fund 25% of the difference.
Not every lender wants VA business. Some avoid the additional paperwork and appraisal requirements entirely.
Veterans United and USAA dominate online. Local credit unions often beat their rates by 0.25% to 0.50%.
Broker access opens 30+ VA lenders simultaneously. We shop your file where direct-to-consumer veterans see one option.
VA funding fees add 2.15% to 3.3% of the loan amount. Rolling it into the mortgage increases your payment roughly $30 per $100K borrowed.
Disabled veterans with 10%+ VA rating pay zero funding fee. That saves $2,150 minimum on a $100K loan.
VA appraisers in Tulare County stay busy. Expect 10-14 days for the report versus 5-7 on conventional appraisals.
Sellers sometimes resist VA offers thinking appraisals kill deals. California law prohibits seller-paid fees exceeding 4% with VA financing.
First-time VA users pay lower funding fees than subsequent uses. Your second VA purchase costs 3.3% versus 2.15% initially.
FHA requires 3.5% down plus mortgage insurance forever on 3.5% down deals. VA eliminates both costs completely.
Conventional loans at 5% down carry PMI until you hit 20% equity. VA skips private mortgage insurance regardless of down payment.
USDA offers zero down in rural Tulare County areas. VA works anywhere in Visalia without income limits.
Jumbo loans above $766,550 require 10-20% down for veterans. A second VA entitlement sometimes covers higher amounts with zero down.
Visalia attracts military retirees from NAS Lemoore and other Central Valley bases. VA lenders here process applications quickly.
Older homes near downtown sometimes need repairs to pass VA appraisal. Budget for roof, HVAC, or water heater replacements before closing.
New construction in southeast Visalia clears VA requirements easily. Builders in the area understand the inspection process.
Tulare County property taxes run 1.0-1.2% annually. VA residual income calculations account for actual tax bills in your approval.
No. VA loans require you occupy the home as your primary residence. Investment properties need conventional or portfolio financing.
Veterans with full entitlement can borrow up to $766,550 with zero down. Above that amount, you'll fund 25% of the difference as a down payment.
They flag safety and habitability problems only. Cosmetic issues don't matter, but broken HVAC or damaged roofs require repairs before closing.
Yes. A 10% or higher VA disability rating eliminates the 2.15-3.3% funding fee completely, saving thousands at closing.
Expect 21-30 days start to finish. The VA appraisal adds 5-7 days compared to conventional timelines in this market.
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.