VA Home Loans · San Diego County
I'm Sophia Warner, and I help service members, veterans, and military families from Pendleton to Point Loma understand exactly how their VA loan works — in plain English, with no pressure.
A few quick questions. No obligation.
21 Years Lending
San Diego Based
Sophia Warner
Senior Loan Officer · Rate Rebel · NMLS# 282856
No down payment
For eligible buyers with full entitlement.
No monthly PMI
Not now, not ever, on a VA loan.
Reusable for life
It's not a one-time benefit.
The VA Loan, Explained
Most people have heard "VA loans are a good deal." Here's what actually makes them different from a regular mortgage.
If you have your full VA entitlement, the VA doesn't require a down payment — and there's no VA loan limit capping how much you can borrow. Instead of saving for years, you can put that money toward closing costs, moving expenses, or your emergency fund.
With most conventional loans, putting down less than 20% means paying private mortgage insurance (PMI) every month. FHA loans carry their own monthly mortgage insurance, too. VA loans don't have any.
That's because the VA backs part of your loan — it's a VA-guaranteed loan — which protects the lender. You don't pay a monthly premium for that protection. That can make a real difference in what your monthly payment looks like over the life of the loan.
The Funding Fee
The VA funding fee is a one-time charge paid to the VA. It helps keep the program running for future service members, and it's what makes no-down-payment, no-PMI lending possible.
It's a percentage of your loan amount, and it depends on two things: whether this is your first VA loan and how much you put down. You can pay it at closing or roll it into the loan.
If you're awarded disability compensation after closing with an effective date before closing, you may be able to request a refund.
Percentage of the loan amount, per the VA's current schedule
Down payment
First use
After first use
The VA sets these figures and can change them. Refinances follow a different schedule. I'll confirm your exact fee — or your exemption — before you commit to anything.
Find out if you're exempt. No commitment required.
Certificate of Eligibility
The Certificate of Eligibility is the VA's official confirmation that you've earned the home loan benefit — and how much entitlement you have available. Lenders need it before closing.
01
The easiest route. I can often request your COE electronically through the VA's lender system — usually in a single sitting.
02
You can sign in to VA.gov and request it yourself. Many people get it back quickly; some cases need extra documentation.
03
Submit VA Form 26-1880 with your service documents. It works, but it's the slowest of the three options.
I'll handle the paperwork side. No cost to ask.
PCS orders? Growing family?
Your benefit can move with you.
Using It Again
Military life means moving. The good news: you can use your VA home loan benefit again and again over your lifetime. Here's how it works.
Keep in mind: each VA purchase must be for a home you'll live in as your primary residence, and the funding fee is typically higher after first use unless you're exempt.
Meet Your Loan Officer
Senior Loan Officer · Rate Rebel · NMLS# 282856
"Over the years, I've watched the exact same financial situation get approved by one lender and turned down by another. That's why I don't stop at one answer."
I've been in mortgage lending for 21 years, here in San Diego. Banks work inside strict rules, but I have access to a network of lenders with different criteria — which means I can often find a path for clients that a traditional bank might not.
For military families, that matters. Deployments, PCS moves, BAH, a spouse's income that changes with every duty station — your situation isn't "standard," and it shouldn't have to be. My job is to explain every piece of your VA loan clearly, so you can make the call that's right for your family.
No pressure. Just straight answers.
Common Questions
Who is eligible for a VA loan?
Most veterans, active-duty service members, and National Guard and Reserve members who meet the VA's minimum service requirements are eligible, along with some surviving spouses. The exact requirement depends on when and how you served — your Certificate of Eligibility confirms it.
Can I buy while I'm deployed or before I PCS?
Often, yes. The VA requires that you intend to live in the home as your primary residence, but if you're deployed, a spouse living in the home can satisfy the occupancy requirement. Buying ahead of PCS orders to San Diego is common too — we'll plan the timing around your report date.
Does no down payment mean no money at closing?
Not necessarily. There are still closing costs like appraisal, title, and escrow fees. Some of those can be covered by seller concessions or rolled in where allowed, and the funding fee can be financed. I'll give you a clear estimate early so nothing catches you off guard.
Can I use BAH as income?
Allowances like BAH can generally be counted as income when qualifying, which can make a meaningful difference in high-cost areas like San Diego County. How it's counted depends on your situation, so we'll review your Leave and Earnings Statement together.
Will checking my eligibility affect my credit?
Filling out the short eligibility form doesn't pull your credit. It simply gives me enough information to reach out and talk through your options. If you decide to move forward later, I'll always tell you before any credit check happens.
What Happens Next
Checking your eligibility takes a couple of minutes. From there, it's a real conversation with a real person — me.
Service status, timeline, and where you're hoping to buy. That's it.
I'll reach out by phone or email — whichever works around your schedule.
I help you get your COE and check whether you're exempt from the funding fee.
You'll see your options laid out clearly. Moving forward is entirely your call.
