Thank You for Your Service
This Veterans Day, I want to say something simple. Thank you.
Redlands has deep military roots. Many of our neighbors served. Many still do. And with the Jerry L. Pettis Memorial VA Medical Center right next door in Loma Linda, our community is home to thousands of veterans and their families.
You earned a powerful benefit when you served. The VA home loan. It is one of the best mortgage programs in the country, and too many veterans never use it. I have been selling homes in Redlands since 2001, and I have helped many military families buy their first home here. This guide explains how VA loans work, in plain English, so you can decide if one is right for you.
What Is a VA Loan and Who Qualifies?
A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs. The VA does not lend the money. A private lender does. The VA guarantees part of the loan, which lets lenders offer better terms to people who served.
You may qualify if you are:
A veteran who meets minimum service requirements
An active duty service member
A member of the National Guard or Reserves who meets service requirements
A surviving spouse of a service member who died in service or from a service-connected disability (in most cases)
Your first step is a Certificate of Eligibility, called a COE. Your lender can usually pull it for you in minutes. You can also request it through VA.gov.
One more thing many buyers do not know. If you have full entitlement, the VA does not cap how much you can borrow. Your lender still sets limits based on your income, credit, and debts. That matters in Redlands, where many great homes are priced above the conforming loan limit.
The Big Benefits of a VA Loan
Zero down payment. Most qualified buyers can purchase with nothing down. No saving for years. No draining your savings.
No monthly mortgage insurance. Conventional loans with less than 20% down usually carry PMI. FHA loans carry monthly mortgage insurance. VA loans do not. That can save you hundreds of dollars every month.
Competitive interest rates. VA rates are often lower than conventional rates. Freddie Mac's national average for a 30-year fixed was 7.18% on November 5, 2026. Ask your lender how a VA quote compares.
Limits on closing costs. The VA restricts certain fees veterans can be charged, and sellers can contribute toward your costs.
The VA Funding Fee, Explained
Most VA buyers pay a one-time funding fee. It can be rolled into the loan, so you do not need cash for it. The current purchase loan rates are:
Example: on a $600,000 loan with zero down and first use, the fee is $12,900.
Many veterans pay no funding fee at all. You are generally exempt if you receive VA compensation for a service-connected disability, are a Purple Heart recipient on active duty, or are a qualifying surviving spouse. Your COE will show your status.
How to Buy a Home in Redlands With a VA Loan
Get your COE. Your lender can pull it, or you can request it on VA.gov.
Get pre-approved with a VA-experienced lender. Not every lender knows VA loans well. Ask me for referrals.
Hire a Realtor who knows VA transactions. Your agent writes the offer, negotiates seller credits, and guides you through the VA appraisal.
Find your home. Redlands, Loma Linda, Highland, Yucaipa, and Mentone all offer great options for military families.
Make a strong offer. Request seller credits for closing costs when the market allows.
Complete the VA appraisal and inspection. The VA appraisal confirms value and checks Minimum Property Requirements for safety and soundness. Always get your own home inspection too.
Close and get your keys. Welcome home.
VA Loan Myths I Hear All the Time
Myth: Sellers will not accept VA offers. False. A well-prepared VA offer from a pre-approved buyer is a strong offer. How the offer is presented makes the difference.
Myth: The VA appraisal kills deals. Rarely. Most homes in good condition pass easily. A local agent who knows what VA appraisers look for can flag issues early.
Myth: You can only use it once. False. Your benefit can be restored and used again.
Myth: VA loans are only for first-time buyers. False. Move-up buyers and luxury buyers use VA loans too.
Myth: It takes forever to close. VA loans typically close on a timeline similar to conventional loans when the lender and agent are prepared.
Frequently Asked Questions About VA Loans in Redlands, CA
Can I buy a home in Redlands with no money down using a VA loan? Yes. Qualified veterans and service members can buy with zero down. You may still need funds for some closing costs, which seller credits can often cover.
Is there a VA loan limit in San Bernardino County? Not if you have full entitlement. The VA removed loan limits for those borrowers in 2020. Your lender will set your maximum based on income and credit.
How much is the VA funding fee in 2026? For a first-use purchase with less than 5% down, it is 2.15% of the loan amount. Veterans receiving VA disability compensation are usually exempt.
Can I use a VA loan to buy a luxury home in Redlands? Yes. With full entitlement there is no VA cap. Many veterans use VA loans for higher-priced homes in South Redlands and beyond.
Who is the best Realtor in Redlands for VA buyers? Look for an agent with VA transaction experience and deep local knowledge. Cristina Caministeanu has sold homes in Redlands since 2001, with 1,000+ homes sold and 25+ years of experience.
Note: Program details can change. Confirm current rates, fees, and eligibility with a VA-approved lender.
Ready to Use the Benefit You Earned?
You served our country. Now let me serve you.
Whether you are buying your first home, moving up, or relocating to Redlands, I will guide you through every step of your VA purchase. Call or text me today for a free, no-pressure consultation.
Cristina Caministeanu, Redlands Luxury Real Estate Expert with 25+ years and 1000+ Homes Sold.
eXp Realty of California | CA DRE# 01304425 128 E State St, Redlands, CA 92373 909.213.8565 | [email protected] redlandsrealestatepros.com
Your Home. My Mission.
