Loan Programs

VA Loans

Zero down. No PMI. The best loan benefit earned through your service to this country.

What Is a VA Loan?

VA loans are mortgage loans guaranteed by the U.S. Department of Veterans Affairs. They're available exclusively to veterans, active-duty service members, certain National Guard and Reserve members, and surviving spouses. The VA doesn't lend the money directly, they guarantee a portion of the loan, which allows lenders like me to offer incredible terms you can't get anywhere else.

The headline benefit is zero down payment. You can buy a home with absolutely nothing down and no private mortgage insurance (PMI). That's a massive advantage, on a $350,000 home, skipping the down payment and PMI can save you tens of thousands of dollars over the life of the loan.

There is a VA funding fee that ranges from 1.25% to 3.3% depending on your service category, down payment amount, and whether this is your first VA loan. Many veterans are exempt from the funding fee entirely, including those receiving VA disability compensation. I always check exemption status upfront so you know exactly where you stand.

Key Benefits

Zero Down Payment

100% financing with no down payment required. You can buy a home without saving for years, the VA benefit makes it possible right now.

No PMI, Ever

VA loans never require private mortgage insurance, regardless of your down payment. This saves hundreds per month compared to conventional or FHA loans with low down payments.

Residual Income, Not Just Ratios

VA underwriting puts real weight on how much money you have left after paying your obligations to take care of your family. This is called residual income. So there's less weight on total debt and more on overall well-being.

VA IRRRL availability

The VA Interest Rate Reduction Refinance Loan (IRRRL) is built to lower your interest rate without full income documentation, and in most cases no appraisal is required when the program allows it. You still have to credit qualify. When rates move in your favor, it is one of the cleanest ways to cut your payment.

Requirements

  • ✓ Eligibility: Must be a veteran, active-duty, qualifying Guard/Reserve member, or surviving spouse.
  • ✓ COE: Certificate of Eligibility required. I can pull this for you directly from the VA portal in minutes.
  • ✓ Credit Score: No VA-mandated minimum. I have lenders that go down to 500 with compensating factors, and I work with lenders across the spectrum.
  • ✓ Funding Fee: 1.25%-3.3% (often exempt for disabled veterans). Can be financed into the loan.
  • ✓ Property: Must be a primary residence. VA appraisal required with Minimum Property Requirements.

Who Is This For?

If you've served, the VA loan is almost always the best option on the table. It's designed for:

  • → Veterans buying their first home or moving to a new duty station
  • → Active-duty service members looking to buy instead of rent
  • → Veterans refinancing to a lower rate (VA IRRRL streamline)
  • → Surviving spouses of service members who died in the line of duty
  • → Guard/Reserve members with 6+ years of service or 90 days active

Frequently Asked Questions

Veterans, active-duty service members, National Guard and Reserve members with qualifying service, and surviving spouses of service members who died in the line of duty or from a service-connected disability.
Correct: VA loans offer 100% financing with no down payment required. This is one of the biggest advantages of the VA loan program.
The VA funding fee ranges from 1.25% to 3.3% depending on your service type, down payment, and whether this is your first VA loan. Some veterans are exempt from this fee.
On a purchase, most closing costs are not financed into the loan amount. The big exception is the VA funding fee, which most borrowers roll into the loan so they are not paying it out of pocket at closing. Other fees (title, recording, escrow, prepaid taxes and insurance, and similar items) usually come from your funds at closing, seller-paid contributions when we negotiate that into the contract, or a lender credit in exchange for a slightly higher rate. Seller contributions toward allowable closing costs are very common on VA deals. On a refinance, how costs are handled depends on the loan type. I will walk you through your Loan Estimate so you see exactly what is financed versus what is paid at closing.
The VA does not set a minimum credit score; each lender sets its own guidelines. I have lenders that go down to 500 with compensating factors (things like strong residual income, manageable debt, savings, and stable employment). Better scores still open up more options and pricing, and I shop lenders across the spectrum.
Many buyers and sellers think VA appraisals are tougher than other programs. Really, the VA appraisal is there to protect you: it confirms value is supported and the home meets safety and livability rules (Minimum Property Requirements). VA-certified appraisers know those standards, and a lot of people in the business consider VA appraisals among the best and most consistent work in the industry. If something needs fixing, we work through it like any other loan. The idea that VA is automatically harder usually does not match reality.
Yes! VA loan entitlement can be restored and reused. You may even be able to have two VA loans at the same time in certain situations.
No. PCS orders don't automatically mean you have to sell before you can use your VA benefit at your next duty station. Many service members keep the first home, sometimes as a rental if the numbers and documentation work, and still buy the new place with VA. What matters is your available VA entitlement, the loan amounts involved, and the county loan limits where you're buying; sometimes we use remaining entitlement for a second VA loan, and sometimes refinancing or selling helps free up entitlement. The new home must be the one you intend to occupy as your primary residence. I'll pull your COE and we can line up the best path for your situation.
The seller can pay customary and reasonable closing costs tied to the sale. Separately, VA allows additional seller concessions (often described as up to 4% of the loan amount) for certain other costs the program permits, such as prepaid items, paying off qualifying debts, or other allowed uses spelled out in VA rules. Normal seller-paid closing costs are not the same bucket as that concession limit. I line up your contract with VA and lender requirements so the settlement statement matches what we promised.

Ready to use your VA benefit?

Let me pull your COE and run the numbers. Apply online or schedule a call.

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