Lending
VA Loans in the Sacramento Region
VA-backed purchase and refinance loans from a Certified VA Loan Specialist, shopped across lenders.
Talk to Maggie directly: cell (916) 549-3131 (text or call) · maggie@loveyoursurroundings.coMaggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307
What is a VA loan?
A VA loan is a home loan from a private lender that the Department of Veterans Affairs backs. VA.gov's home buying page (last updated January 7, 2026) says you get the loan through a private bank, mortgage company or credit union. You don't get it from VA. It also suggests you shop around for the loan that best meets your needs.
That's where a mortgage broker helps. Maggie B. Hopkins is a Certified VA Loan Specialist and a mortgage broker. She compares VA offers across a network of approved lenders for the same home. VA.gov's closing costs page notes that your lender sets the interest rate, discount points and most closing costs, so those offers can differ.
Who is eligible, and what is a Certificate of Eligibility?
The VA home loan benefit is open to borrowers who meet VA's service rules, including some surviving spouses. Eligibility is shown on a Certificate of Eligibility, or COE. VA.gov says you'll need to show your COE to your lender as proof that you qualify.
The COE is only half of it. VA.gov's purchase loan page (last updated January 7, 2026) notes that you also need to meet the lender's standards for credit and income. We can help you request the COE and review the lender side at the same time.
What does a VA loan offer on a purchase?
VA.gov's purchase loan page (last updated January 7, 2026) lists features that set VA loans apart:
- No down payment, as long as the sales price isn't higher than the home's appraised value.
- No private mortgage insurance (PMI) or mortgage insurance premiums.
VA.gov's funding fee and closing costs page (last updated October 5, 2026) adds that sellers or builders may offer credits toward a buyer's closing costs. Seller concessions are capped at 4% of the home's reasonable value. The same page says that on a purchase loan, only the funding fee can be financed into the loan. Other costs are paid at closing.
Our page for VA and military buyers covers the home search side, including writing offers that sellers take seriously.
How does VA entitlement work?
Entitlement shapes how much you can borrow with no down payment. VA.gov's loan limits page (last updated August 12, 2025) explains two situations:
- Full entitlement. VA doesn't set a cap on the loan from your COE. Your lender still decides how much to approve based on credit, income, debts and assets.
- Remaining entitlement. If part of your entitlement is tied up in another VA loan, the county loan limit comes into play. VA says most lenders require your entitlement, down payment or both to cover at least 25% of the loan amount.
If you've used your VA benefit before, your entitlement needs a closer look. We read your COE with you and show what it means in dollars for the home you want.
What is the VA funding fee, and who is exempt?
The funding fee is a one-time payment on most VA loans. VA.gov's funding fee page (last updated October 5, 2026) says the amount depends on the type of loan, whether it's your first use of the benefit and the size of your down payment. You can pay it at closing or finance it into the loan.
The same page lists who doesn't pay it. That includes borrowers receiving VA compensation for a service-connected disability. It also includes some surviving spouses receiving Dependency and Indemnity Compensation, and active-duty service members who provide evidence of a Purple Heart on or before closing. VA lists more exemptions on its page.
We use VA's current fee chart for your exact loan and show the fee in dollars on your options. If you may be exempt, we make sure the COE shows it.
What does the VA appraisal check?
A VA-approved appraiser gives an opinion of what the home is worth and checks that it meets VA's Minimum Property Requirements, or MPRs. VA.gov describes these as basic property condition requirements. Chapter 12 of VA Pamphlet 26-7 says the rules help make sure the home is safe, structurally sound and sanitary.
An appraisal is not an inspection. VA.gov says so directly and strongly recommends getting an inspection to check for major defects before you buy. We plan for both. On older homes, items like a worn roof or peeling paint can come up in the appraisal, and it helps to know before you write the offer.
Can you refinance a VA loan?
Yes. VA.gov (page last updated January 7, 2026) describes the Interest Rate Reduction Refinance Loan, or IRRRL. It replaces an existing VA-backed loan, and you must be able to certify you live in the home now or used to. VA also offers a cash-out refinance loan. See our refinance page for how we show the break-even math.
How do you start a VA loan?
Fill out the loan options form and choose "A VA loan," or call Maggie's cell at (916) 549-3131. Have your COE if you already have it. If not, we can help you request it. You can also send us a note.
Frequently Asked Questions
Do VA loans require a down payment?
No, not always. VA.gov says a VA-backed purchase loan can have no down payment as long as the sales price isn't higher than the home's appraised value. A lender may require one if your entitlement doesn't cover enough of the loan.
Do VA loans have PMI?
No. VA.gov lists no private mortgage insurance or mortgage insurance premiums as a feature of VA-backed purchase loans. Most VA loans do have a one-time funding fee unless you're exempt.
Who doesn't have to pay the VA funding fee?
VA.gov lists several exemptions, including borrowers receiving VA compensation for a service-connected disability and active-duty members with evidence of a Purple Heart on or before closing. Check VA's page for the full list.
Is there a VA loan limit?
No, not for borrowers with full entitlement, according to VA.gov. Your lender still decides how much to approve. With remaining entitlement, the county loan limit affects how much you can borrow with no down payment.
Does the VA appraisal replace a home inspection?
No. VA.gov says an appraisal isn't the same as an inspection and strongly recommends getting an inspection before you buy.
Can a seller pay my closing costs on a VA loan?
Yes, within limits. VA.gov says sellers or builders can offer credits toward closing costs, and seller concessions are capped at 4% of the home's reasonable value.
Can I get a VA loan through a mortgage broker?
Yes. VA loans come from private lenders, and a broker can compare VA offers from several of them for you.
Talk to Maggie directly: cell (916) 549-3131 (text or call) · maggie@loveyoursurroundings.coMaggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307
Loans are arranged through Maggie B. Hopkins, NMLS #349517 · Surroundings NMLS #2528307. This is not a commitment to lend. All loans subject to credit approval and property qualification. Equal Housing Lender.
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