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What is VA Loan?

A VA mortgage is a loan that is either a fixed or adjustable rate loan that is substantially guaranteed  by The Department of Veterans Affairs. This guarantee by the VA allows lenders to provide advantageous terms to borrowers.

A VA Mortgage requires no down payment or private mortgage insurance.  VA loans also feature very competitive rates and terms. If you qualify for a VA loan, you can essentially purchase a home with very little, or in some cases no initial costs. For example, all funding fees are waived with a 10% Disability. The VA will allow loans up to a 100% of the appraised value. This VA Mortgage is essentially the only Federally guaranteed loan program where the loan to value (LTV) can be 100%. The VA specific appraised value form that an appraiser uses to submit to the VA is known as a Certificate of Reasonable Value (CRV).  Although Escrow Impound Accounts are not required by The Department of Veterans Affairs, it is still the policy of many lenders to request that Escrow Impound Accounts be utilized for payment of property taxes and other costs related to a VA loan.

100% Home Financing (0% Down Payment):

The VA offers the benefit of 100% Home financing in order to assist veterans to save money and leverage purchasing power when buying a home.  Take a look at the chart below to see how much the VA will finance up to for each county around The San Francisco Bay Area.



ALAMEDA CALIFORNIA 100% Financing up to $636,150
CONTRA COSTA CALIFORNIA 100% Financing up to $636,150
MARIN CALIFORNIA 100% Financing up to $636,150
MONTEREY CALIFORNIA 100% Financing up to $575,000
NAPA CALIFORNIA 100% Financing up to $636,150
SAN FRANCISCO CALIFORNIA 100% Financing up to $636,150
SAN MATEO CALIFORNIA 100% Financing up to $636,150
SANTA CLARA CALIFORNIA 100% Financing up to $636,150
SANTA CRUZ CALIFORNIA 100% Financing up to $636,150
SOLANO CALIFORNIA 100% Financing up to $431,250
SONOMA CALIFORNIA 100% Financing up to $595,700


Keep in mind that most lenders require a minimum credit score of 620. Another factor to keep in mind is that The VA Mortgage Guidelines specify that your Debt to Income Ratio (DTI) cannot exceed a 41% maximum. However, your debt to income will be determined based Residual Income which is the amount of funds left over after all required expenses within a given period (usually monthly) have been paid.

Take a look at the chart below to see how much 100% VA financing can save you on your down payment for each county located around The San Francisco Bay Area.

Department of Veterans Affairs 100% Financing (0% Down):

ALAMEDA $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
CONTRA COSTA $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
MARIN $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
MONTEREY $575,000 SAVE $28,750.00 SAVE $57,500.00 SAVE $115,000.00
NAPA $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
SAN FRANCISCO $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
SAN MATEO $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
SANTA CLARA $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
SANTA CRUZ $636,150 SAVE $31,807.50 SAVE $63,615.00 SAVE $127,230.00
SOLANO $431,250 SAVE $21,562.50 SAVE  $43,125.00 SAVE   $86,250.00
SONOMA $595,700 SAVE $29,785.00 SAVE $59,570.00 SAVE $119,140.00

Interest Rate Savings:

Because VA Mortgages are guaranteed by The Department of Veterans Affairs, the risk to lenders is substantially reduced. This typically results in considerable savings of between 0.5 to 1 percent when compared to conventional interest rates for borrowers. With the high value of homes in the San Francisco Bay Area, this amount can be quite sizable. Take a look at the chart below to see how much mortgage interest rate savings you can expect on the VA guarantee for a VA Loan in each county around The San Francisco Bay Area.

Interest Rate Savings by San Francisco Bay Area County on Guaranteed VA Loans:



ALAMEDA $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
CONTRA COSTA $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
MARIN $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
MONTEREY $575,000 SAVE $2,875.00 SAVE $4,312.50 SAVE      $5,750.00
NAPA $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
SAN FRANCISCO $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
SAN MATEO $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
SANTA CLARA $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
SANTA CRUZ $636,150 SAVE $3,180.75 SAVE $4,771.12 SAVE       $6,361.50
SOLANO $431,250 SAVE $2,156.25 SAVE  $3,234.38 SAVE      $4,312.50
SONOMA $595,700 SAVE $2,978.50 SAVE $4,467.75 SAVE     $5,957.00

Monthly Private Mortgage Insurance (PMI) Savings:

Private Mortgage Insurance (PMI) is not required a VA loan because of the guarantee the VA provides on all VA Mortgages. This saves you thousands of dollars over the life of the mortgage. Normally, you would be required to pay for PMI on most conventional loans where the down payment is less than 20% in order to protect the lender from a default on the mortgage. The savings you gain on PMI allows you to reduce your monthly expenses, borrow more, and/or focus on building more equity in your home.

Take a look at the chart below to see how much the VA Mortgage Monthly PMI Savings will be for each county around The San Francisco Bay Area:

ALAMEDA $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
CONTRA COSTA $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
MARIN $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
MONTEREY $575,000 SAVE      $143.75 SAVE $2,875.00 SAVE $359.38 SAVE      $479.16 SAVE      $718.74
NAPA $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
SAN FRANCISCO $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
SAN MATEO $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
SANTA CLARA $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
SANTA CRUZ $636,150 SAVE       $159.00 SAVE $265.06 SAVE $397.59 SAVE       $530.12 SAVE       $808.605
SOLANO $431,250 SAVE      $107.81 SAVE $179.69 SAVE  $269.54 SAVE      $359.38 SAVE      $539.07
SONOMA $595,700 SAVE     $148.93 SAVE $248.21 SAVE $372.32 SAVE     $496.42 SAVE     $744.63

Here are a few other things to keep in mind about what you also receive from a VA Mortgage:

Basic Allowance for Housing (BAH):

If you are an active military member, another significant benefit you will receive as a qualified borrower for a VA loan include the ability to apply your Basic Allowance for Housing (BAH) as income towards some or all of your mortgage payment.

No Prepayment Penalty:

Unlike many other loans, VA Mortgages do not have a Prepayment Penalty. This provides maximum decision making freedom and flexibility for borrows with regards to future refinancing or home purchasing choices.

How This Works.

We’re experienced and knowledgeable professionals who are customer focused. We leverage technology with only one goal in mind:

To quickly and successfully fund your loan at the lowest cost possible.

Fast and Easy Setup

Apply online through our streamlined “quick as a blink” application process called… Blink.

Our system can also securely sync with your bank to quickly and easily access your statements. 

We’re here to help, or if you want – just start on your own and we can help complete your application later.

Speak With Professional Advisors

Get access to clear, thorough and prompt answers from an experienced mortgage professional assigned to your case and that works for your benefit.

We Work For You

We work for you, not the lender.

Because your financial situation is unique, your interest is better served if you’re not captive to a one size fits all mortgage offering. We represent a wide range of lenders so we can deliver to you the best loan at the best price for your particular circumstance.

Our Services

Featured Loans

Below are some of the types of loans available to you through our lender network.

Fannie & Freddie Eligible

Conventional Loans

The classic low cost home funding option. Available in both fixed and adjustable rate plans.

Ginnie Mae Eligible

FHA Loans

The Federal Housing Administration (FHA), is a U.S. government agency that provides financing options that only require a minimum of a 3.5% down payment.  FHA (203H) Disaster Loans however are eligible for 100% Financing.

Luxury Properties

Jumbo Loans

Today, many homes require loans that exceed conforming loan limit amounts. Jumbo loans are a popular way to secure financing that exceed certain limits set by the Federal Housing Finance Agency (FHFA). Unlike conventional mortgages, a jumbo loan is not eligible to be purchased guaranteed or securitized by Fannie Mae or Freddie Mac.

Luxury Properties

Super Jumbo Loans

Many home loans today easily exceed standard Jumbo Loan upper limit amounts and require the financing strength provided by Super Jumbo Loans. 

Government Programs

VA Loans

The United States Veterans Administration (VA) provides up to 100% financing for homes as a benefit to veterans.

Government Programs

USDA Loans

The U.S. Department of Agriculture’s (USDA) Rural Development Guaranteed Housing Loan program offer loans with up to 100% financing at rates below market and reduced mortgage insurance premiums with low credit score requirements.

Elder/Senior Loans

Reverse Loans

A reverse mortgage or Home Equity Conversion Mortgage (HECM) is a type of home loan for older homeowners (62 years or older) that does not require the borrower to make monthly mortgage payments.

Portfolio Programs

Private Equity Loans

Private Equity loans are based on the equity value of the property being put up for collateral and not necessarily on a borrower’s credit rating. This type of mortgage is a very useful for certain types of sophisticated borrowers such as those with multiple investment properties 

Tam Funding.

Tam Funding is a licensed broker under the CA Dept. Real Estate: 02009074. Broker of Record NMLS : 1403204. Corporate NMLS: 1829222. CA Dept. Insurance: OL88065.

Borrower Conditional Approval is issued only when lender underwriting supplies a written clearance to do so. Borrower Conditional Approvals are conditional, not guaranteed and subject to lender review of all borrower information.  The final funding of the loan is dependent upon all borrower conditions being met. Rates indicated are subject to market changes and may only be available to certain qualified borrowers. Tam Funding is an Equal Opportunity Real Estate, Mortgage & Insurance Broker

Equal Housing Lender

National Mortgage Licensing System