Concord
Active-duty Navy, $850K target, 0% down VA loan.
Outcome: Closed in 38 days, seller paid $14K in concessions covering funding fee + closing costs. Buyer brought $0 cash to close.
0 cash to close, $14K seller credit
For active-duty, reservist, and veteran Bay Area buyers
Buying with a VA loan in the Bay Area takes a realtor who knows VA, not one who just learned the acronym.
VA loans are powerful — 0% down, no PMI, capped funding fee — but they come with appraisal standards and repair requirements that catch unprepared sellers and their realtors off guard. Roger Grubb has closed VA buyers across the East Bay and Peninsula and knows what gets a VA appraisal through cleanly. (510) 504-0402.
Who is writing this
Roger writes VA-compatible offers that sellers actually accept. He knows the difference between MPRs (Minimum Property Requirements) and standard inspection items, and he negotiates seller concessions structured to cover VA funding fee + closing costs.
The process
One person. End to end.
- 01
COE + lender match
Roger refers you to a VA-experienced lender to pull your Certificate of Eligibility and pre-approval. Not every Bay Area lender does VA well.
- 02
Property filter through VA lens
Roger filters out homes that will fail VA MPRs (chipping paint pre-1978, missing handrails, broken window seals). Saves you weeks of dead-end offers.
- 03
Write the offer that wins
In multi-offer scenarios, VA gets a bad reputation. Roger writes structures that overcome the bias — escalation clauses, larger EMD, faster contingency timelines.
- 04
Manage the appraisal
VA appraisers note repair requirements. Roger negotiates repairs vs. credits with the seller before they become deal-killers.
- 05
Close with seller paying eligible costs
Seller can pay up to 4% of loan amount in concessions on a VA loan. Roger structures offers to capture this.
Cost
What it costs
Buyer commission paid by seller. VA caps the funding fee (1.25-3.3% depending on service + downpayment); some veterans are exempt. No additional fees from Roger.
When to call somebody else
This is probably not the right move if…
- You're using VA for an investment property. VA requires owner-occupant intent within 60 days of closing.
- You're comparing VA vs. conventional and conventional is clearly better for your situation. Roger will run that math honestly.
- You haven't pulled your COE yet. Do that first, then call.
The record
Recent transactions in this exact situation.
Hercules
Veteran, second VA loan use, $720K target.
Outcome: Closed at $710K, 0% down. Roger negotiated repair credits for VA-flagged items instead of physical repairs.
VA repair credit negotiation
Vallejo
First-time buyer, single mom, military spouse.
Outcome: Found 3-bed in 60 days at $565K, VA loan, $0 down. Closed in 31 days.
First home, $0 down
Frequently asked
Questions before you call.
Do sellers in the Bay Area accept VA loans?
Most do. The "VA loans are hard" reputation is overblown. Sellers care about closing certainty, not loan type. Roger structures the offer to demonstrate certainty.
What is the VA funding fee?
1.25-3.3% of loan amount, depending on whether it's your first VA use and your downpayment. Disabled veterans and surviving spouses are exempt. Funding fee can be financed into the loan.
How much can I borrow with VA?
No formal cap since 2020 for fully-entitled veterans. Realistic limit is what your income supports. Bay Area VA buyers regularly close loans north of $1M.
Can VA cover closing costs?
Seller can pay up to 4% of loan amount as concessions. Roger structures offers to capture this when possible.
What if the property fails VA MPR?
Repairs negotiate. Roger has closed homes that initially flagged on chipping paint, missing handrails, and broken seals — all resolved with repair credits or seller-funded repairs.
How long does VA take to close?
30-45 days in 2026. Slightly longer than conventional because of VA appraisal turn time. Roger plans for this.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.