High-cost counties in California
17 counties have a loan limit above the national baseline of $832,750. Every other county in California uses the baseline.
| County | 1 unit | 2 units | 4 units |
|---|---|---|---|
| Alameda | $1,249,125 | $1,599,375 | $2,402,625 |
| Contra Costa | $1,249,125 | $1,599,375 | $2,402,625 |
| Los Angeles | $1,249,125 | $1,599,375 | $2,402,625 |
| Marin | $1,249,125 | $1,599,375 | $2,402,625 |
| Monterey | $994,750 | $1,273,450 | $1,913,000 |
| Napa | $1,017,750 | $1,302,900 | $1,957,250 |
| Orange | $1,249,125 | $1,599,375 | $2,402,625 |
| San Benito | $1,249,125 | $1,599,375 | $2,402,625 |
| San Diego | $1,104,000 | $1,413,350 | $2,123,100 |
| San Francisco | $1,249,125 | $1,599,375 | $2,402,625 |
| San Luis Obispo | $1,000,500 | $1,280,850 | $1,924,100 |
| San Mateo | $1,249,125 | $1,599,375 | $2,402,625 |
| Santa Barbara | $941,850 | $1,205,750 | $1,811,300 |
| Santa Clara | $1,249,125 | $1,599,375 | $2,402,625 |
| Santa Cruz | $1,249,125 | $1,599,375 | $2,402,625 |
| Sonoma | $897,000 | $1,148,350 | $1,725,050 |
| Ventura | $1,035,000 | $1,325,000 | $1,990,450 |
Disabled veteran property tax in California
$180,671 of assessed value is exempt, rising to $271,009 if household income is under $81,131.
On a $400,000 home, California property tax runs about $3,000 a year at the state average rate of 0.75 percent. A qualifying exemption brings that down to about $1,645.
Two things catch people out, California included. The exemption is not automatic, you file with your county assessor, usually with a VA benefits summary letter showing your rating. And deadlines are local, often early in the tax year. Full detail for every state is on our property tax exemption calculator.
Residual income in California
Debt to income gets the attention, but residual income is what actually approves or kills a VA file. It is the money left over each month after your mortgage, every debt, income taxes, childcare and estimated home maintenance. California sits in the VA West region.
| Household size | Minimum left over each month |
|---|---|
| 1 person | $491 |
| 2 people | $823 |
| 3 people | $990 |
| 4 people | $1,117 |
| 5 people | $1,158 |
Add $80 for each person beyond five. If your debt to income ratio is above 41 percent, the requirement rises by 20 percent. Run yours on the residual income calculator.
Buying a duplex or fourplex in California
A VA loan can buy up to four units with zero down as long as you live in one of them, and rent from the other units counts toward qualifying at roughly 75 percent of market value. The limit rises with unit count: $832,750 for a single family, $1,066,250 for a duplex and $1,601,750 for a fourplex at baseline. See the entitlement calculator.
Frequently asked questions
What is the VA loan limit in California?
With full entitlement there is no VA loan limit in California at all. If part of your entitlement is tied up in another loan, the county conforming limit applies, starting at $832,750 for a single family home. 17 California counties sit above that.
Do disabled veterans pay property tax in California?
California exempts $180,671 of assessed value for a qualifying disabled veteran. You still pay tax on value above that. On a $400,000 home that is about $1,355 a year saved.
How much residual income do I need for a VA loan in California?
California sits in the VA West region. A family of three needs $990 left over each month after the mortgage, all debts, taxes and estimated maintenance. It rises with family size, and by 20 percent if your debt to income ratio is above 41 percent.
Can I buy a home in California with no money down?
Yes. A VA loan requires no down payment and charges no monthly mortgage insurance, in California or anywhere else. A one-time funding fee applies, waived entirely if you receive VA disability compensation at 10 percent or higher.
What is the average property tax rate in California?
California averages about 0.75 percent of home value a year, roughly $3,000 on a $400,000 home before any veteran exemption. A qualifying veteran exemption reduces it.
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