A VA-backed purchase loan can let an eligible veteran or service member buy in Brentwood with no down payment and no private mortgage insurance. Veterans receiving VA disability compensation may also skip the VA funding fee, and those rated 100 percent may qualify for a California property tax exemption on top of that.

Here is how the pieces fit together for a Brentwood purchase.

What does a VA loan offer?

According to the U.S. Department of Veterans Affairs, a VA-backed purchase loan can require no down payment as long as the sales price is not higher than the appraised value, and it does not require private mortgage insurance. You need a Certificate of Eligibility, you must meet the lender's credit and income standards, and you must live in the home.

The VA says borrowers with full entitlement have no loan limit, as long as they can afford the loan and the appraisal supports the price.

What is the VA funding fee, and who is exempt?

Most borrowers pay a one-time funding fee, which can be rolled into the loan. For purchase loans since April 7, 2023, the VA lists 2.15 percent for first use with less than 5 percent down, 1.5 percent with 5 percent or more down, and 1.25 percent with 10 percent or more down. Subsequent use with less than 5 percent down is 3.3 percent.

You do not pay the fee if you receive VA compensation for a service-connected disability, or in several other situations the VA lists, such as a surviving spouse receiving Dependency and Indemnity Compensation or an active-duty Purple Heart recipient.

How much can the seller contribute?

The VA limits seller concessions to 4 percent of the home's reasonable value. Concessions can cover items such as the funding fee or prepaid hazard insurance. In a negotiation, that 4 percent is worth planning around from the first offer.

Is there a property tax break for disabled veterans?

Yes. California's Disabled Veterans' Exemption reduces the assessed value of a principal residence for veterans rated 100 percent disabled, or paid at the 100 percent rate due to unemployability, and for some unmarried surviving spouses. There is a basic exemption and a larger low-income exemption, both adjusted each year. You file form BOE-261-G with the county assessor.

Every new owner should also file the homeowners' exemption; see the homeowners exemption for new Contra Costa buyers.

What should VA buyers check in Brentwood?

  • Special taxes. Many Brentwood neighborhoods carry Mello-Roos or other special taxes, which count toward your monthly cost. See how to check Mello-Roos on a Brentwood address.
  • HOA dues and documents, which also count in qualifying.
  • New construction. Ask the builder early whether they work with VA financing and how concessions will be structured.
  • Condos and townhomes. The VA requires condos to be in a VA-approved project.
  • Your Certificate of Eligibility, in hand before you shop.

For how VA compares with other loans, see do you need 20 percent down in Brentwood.

Frequently asked questions about VA loans in Brentwood

Can I buy a home in Brentwood with no down payment using a VA loan?

Yes, if you are eligible. The VA says no down payment is required as long as the sales price is not higher than the appraised value.

Is there a VA loan limit in Contra Costa County?

The VA says borrowers with full entitlement have no loan limit, as long as they can afford the loan and the appraisal supports the price.

Who does not have to pay the VA funding fee?

Borrowers receiving VA compensation for a service-connected disability are exempt, along with several other groups the VA lists, such as surviving spouses receiving Dependency and Indemnity Compensation.

How much can a seller pay toward a VA buyer's costs?

The VA limits seller concessions to 4 percent of the home's reasonable value.

Do disabled veterans get a property tax exemption in California?

Yes. Veterans rated 100 percent disabled, or paid at the 100 percent rate due to unemployability, may qualify for the Disabled Veterans' Exemption on their principal residence by filing form BOE-261-G with the county assessor.

The Bottom Line on VA Loans in Brentwood

For eligible buyers, a VA loan is a strong way to buy in Brentwood: no down payment, no mortgage insurance, and possibly no funding fee. Add up special taxes and HOA dues early, plan around the 4 percent concession limit, and if you are rated 100 percent disabled, file for the property tax exemption after closing.

Buying in Brentwood with a VA loan?

See homes for sale in Brentwood

Send me the homes you like and I will help you check the special taxes and HOA costs before you write an offer.

Or call or text 925-250-9611.

Sources

U.S. Department of Veterans Affairs, VA-backed purchase loans. VA funding fee and closing costs. VA home loan limits. California State Board of Equalization, Disabled Veterans Exemption (all checked September 2026).

Jaz Chand, Broker Associate | Homes With Accent
The Jaz Team at Merrill Signature Properties | DRE #01751823
Phone/Text: 925-250-9611 | Jaz@HomesWithAccent.com

General information only, not lending or tax advice. VA rules and fees change. Confirm eligibility and current terms with a VA-approved lender and the county assessor.