You earned your VA home benefit. Now you want to use it to buy a place you love in Fresno without draining your savings. Good news: a VA loan can help you do exactly that with zero down and no monthly PMI, if you qualify. In this guide, you’ll learn how the VA loan works, the exact steps to take, and how to write a winning offer in today’s Fresno market. Let’s dive in.
VA loan basics
A VA-backed purchase loan lets you buy a primary residence with no required down payment if you have full entitlement. There is no monthly mortgage insurance. Most buyers pay a one-time VA funding fee, which you can finance or pay at closing. Some veterans are exempt. Review the official rules on the VA’s page for funding fees and closing costs.
Your first task is confirming eligibility and entitlement. The document you need is your Certificate of Eligibility, or COE. You can request it yourself or have your lender pull it for you. See how to request a COE at VA.gov.
Many buyers ask how much they can borrow with zero down. If you have full entitlement, county loan limits typically do not cap your zero-down amount, though the property must appraise and you must qualify based on income, credit, and debts. Read the VA’s explanation of entitlement and loan limits for details.
Your step-by-step plan
Follow these steps to keep your purchase smooth and stress-free.
- Confirm eligibility and finances
- Ask a VA-experienced lender to obtain your COE. That confirms entitlement and helps the process move faster.
- Pull together basics: recent pay stubs, W-2s or tax returns, bank statements, and ID.
- Shop lenders the smart way
- Request the same loan type and rate structure from at least two lenders.
- Use the CFPB’s guide to compare the total cost on each Loan Estimate, not just the interest rate.
- Get a strong preapproval
- Ask for a fully documented preapproval. In some cases, a fully underwritten preapproval can help you compete.
- Target VA-eligible homes
- Single-family homes are common for VA. Condos must be VA-approved at the project level.
- Pre-screen for basic habitability: working heat, running water, intact roof, and no obvious safety hazards. This reduces surprises during the VA appraisal.
- Make the offer
- Include your COE and preapproval. Offer a reasonable earnest deposit and a realistic closing date.
- Be clear about which costs you want the seller to cover.
- Appraisal, inspections, and repairs
- Order a home inspection in addition to the VA appraisal. The VA appraisal also checks Minimum Property Requirements.
- If the appraiser flags items, you and the seller will agree on repairs or negotiate credits within VA rules.
- Final approval and closing
- Your lender finalizes underwriting. Once repairs, title, and closing disclosures are complete, you sign and get your keys.
Fresno prices today
Local prices set the stage for your offer strategy. According to Redfin’s January 2026 data, Fresno’s median sale price is about $399,500 and Clovis is about $465,000. That means VA zero-down power is especially helpful for entry and mid-range homes in Fresno city, with more conventional competition in certain Clovis and upper-tier neighborhoods.
In practical terms:
- Entry band: under roughly $400,000 in Fresno. Often older single-family homes or smaller condos that can qualify if they meet VA property standards.
- Middle band: about $400,000 to $600,000 across Fresno and parts of Clovis. Often move-in-ready homes with more competition and appraisal sensitivity.
- Upper band: above $600,000 in select areas like parts of Woodward Park, Old Fig Garden, and certain Clovis neighborhoods. Offers in this tier may need extra clarity around appraisal and funds.
Write a winning VA offer
Seller-signal basics
Sellers care most about certainty. Strengthen your offer with:
- Your COE and a fully documented preapproval from a VA-savvy lender.
- A clean, accurate Loan Estimate and clear timeline from the lender.
- A reasonable earnest deposit, aligned with local custom.
- Simple terms and clear requests for any seller-paid costs.
Entry band: under ≈ $400,000
These homes can draw multiple offers. Your best play is a clean, well-documented offer, a flexible closing date, and fast lender communication. If a home looks older, pre-screen for basics like roof, heat, and water. That helps avoid last-minute repairs.
Middle band: $400,000–$600,000
This tier often has more updated homes. Appraisal gaps can pop up when list prices stretch beyond recent comps. You can stay competitive by:
- Offering your best price within budget.
- Requesting targeted seller concessions that fit VA rules to lower your cash to close.
- Agreeing early on how you and the seller will handle minor repair items and any re-inspection timing.
Upper band: above $600,000
Some sellers in higher-priced areas prefer conventional or cash due to appraisal worries. You can still compete by:
- Working with a local, VA-experienced lender who knows comps and appraisal expectations.
- Offering a larger earnest deposit to show commitment.
- Using small, well-structured concessions for rate buydowns or prepaids, within VA limits.
- Preparing a plan to bridge a potential appraisal gap with savings if that is feasible for you.
Closing costs and concessions
Your closing costs include standard items like title, escrow, and prepaid taxes and insurance. The one cost unique to VA is the funding fee, which many buyers finance. Review the VA’s official funding fee guidance to see current rates and exemptions.
Sellers can pay many customary closing costs. VA also limits certain “seller concessions” to 4 percent of the home’s reasonable value, such as paying your VA funding fee, prepaids, or certain debt payoffs. For a clear summary of what counts toward the 4 percent versus ordinary costs, read this plain-language explainer on the VA seller concession rule.
Appraisal and MPRs
A VA appraisal checks two things: value and basic safety, soundness, and sanitation. The VA appraiser issues a Notice of Value. If the appraiser flags issues like a nonfunctional heater, exposed wiring, or active termite damage, those items usually must be fixed before closing. You can review the program rules in the VA Lender’s Handbook on Minimum Property Requirements.
Plan for a typical timeline of about 30 to 45 days from acceptance to closing. The appraisal schedule and any repair re-inspections are the most common timing pinch points. Always order a separate home inspection so you fully understand the property’s condition.
Entitlement, loan limits, and assumability
If you have full entitlement, county loan limits generally do not cap your zero-down amount. Lenders still underwrite your ability to repay, and the home must appraise. For deeper details, see the VA’s page on entitlement and loan limits.
VA loans are typically assumable with VA or servicer approval. If a future buyer assumes your VA loan, the lender will underwrite them and process a release of liability. Entitlement rules matter here, so speak with your lender before agreeing to an assumption.
The buyer protections you should know
VA purchases commonly include the VA amendatory clause, sometimes called the “VA escape clause.” If the property’s VA value comes in below the contract price, this clause protects you from being forced to complete the purchase. Your agent will guide you on timelines and options, such as renegotiation, repairs, or, if needed, canceling under the contract terms.
Myths to ignore
Some sellers worry that VA loans are slow or stricter. In practice, well-documented VA offers are routinely accepted, and lenders have improved speed. VA appraisals include a safety check but do not aim to block normal, well-maintained properties. Industry guides show that when you present strong financing, proof of funds for earnest money, and a clear plan, VA offers can compete with conventional ones.
Local veteran resources
If you need help with benefits or claim questions, the Fresno County Veterans Service Office is a great first stop. You can find contact information on the county’s page for the Veterans Service Office. The Fresno Vet Center and VA Central California Health Care System also support local veterans and families.
Buying with a VA loan in Fresno can be straightforward when you have the right plan, lender, and local guidance. If you’re ready to start, connect with a VA-experienced lender for preapproval and team up with an agent who understands VA timelines, MPRs, and local pricing. For personal guidance, reach out to Jack & Sherri Dubeau for a local game plan and next steps.
FAQs
What is a VA loan and how much can I borrow in Fresno?
- A VA loan is a government-backed mortgage for eligible veterans and service members that may allow zero down; if you have full entitlement, county loan limits generally do not cap your zero-down amount, though value and qualification still apply.
What closing costs will I pay with a VA loan in California?
- You’ll see typical title, escrow, and prepaid items; instead of monthly PMI there is usually a one-time VA funding fee that you can finance or pay at closing, with exemptions for some veterans per VA rules.
How does the VA appraisal work and how long does it take?
- The VA appraisal confirms value and checks Minimum Property Requirements; most Fresno purchases close in about 30 to 45 days, with appraisal scheduling and any repair re-inspections driving timing.
Can I buy a condo in Fresno with a VA loan?
- Yes, if the condo project is VA-approved; check project approval early and confirm HOA and property condition meet VA guidelines.
How can I make a VA offer competitive in today’s market?
- Include your COE and a strong preapproval, offer a reasonable earnest deposit, use a VA-experienced lender who will communicate clearly, and keep terms simple with targeted, allowable concessions.
Are seller concessions allowed with VA loans?
- Sellers can pay many ordinary closing costs, and certain concessions are capped at 4 percent of the home’s reasonable value; common items include the funding fee, prepaids, and rate buydowns within program rules.
