VA

Veterans, active duty, and eligible spouses

Earned by those who served. Zero down payment, no PMI, and competitive rates. One of the strongest mortgage benefits available to eligible service members.

Program Overview

How VA Loans Work

VA loans are mortgage loans guaranteed by the U.S. Department of Veterans Affairs. Available to eligible veterans, active-duty service members, National Guard and Reserve members, and certain surviving spouses, VA loans represent a significant homebuying benefit earned through military service.

The signature feature of the VA loan is zero down payment required. Combined with no monthly mortgage insurance, this can make the VA loan one of the most cost-effective mortgage options for those who qualify. Interest rates on VA loans are generally competitive because the government guarantee reduces risk for lenders.

VA loans do have a funding fee, which ranges from 1.25% to 3.3% depending on your down payment, service history, and whether this is your first VA loan. This fee can be financed into the loan so it does not require cash at closing. Veterans with service-connected disabilities are exempt from the funding fee entirely.

Like FHA loans, VA loans are assumable. A qualified buyer (who may or may not be a veteran) can assume your VA loan at the original interest rate, making your home more attractive in a market where rates have risen since your purchase.

Key Features

Zero down payment required
No private mortgage insurance (PMI) of any kind
Competitive interest rates, often lower than conventional
Limited closing costs (VA restricts what veterans can be charged)
Assumable loans with rate retention
No prepayment penalties

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The Process

How It Works

Obtain Your Certificate of Eligibility (COE)

We help you obtain your COE, which verifies your military service and VA loan eligibility. In most cases, we can pull this electronically in minutes.

Get Pre-Approved

We review your full financial picture and determine your buying power. VA loans have flexible qualification guidelines, including no maximum DTI ratio set by the VA itself.

VA Appraisal and Processing

A VA-approved appraiser evaluates the property to confirm it meets VA Minimum Property Requirements (MPRs). We manage the underwriting process from start to finish.

Close With Confidence

The VA limits what fees you can be charged at closing, helping keep your out-of-pocket costs low. Many veterans close with minimal cash out of pocket.

Ideal Borrower

Who This Program Is For

VA loans are exclusively for those who have served in the U.S. military and certain surviving spouses. The benefit is earned, and using it can be a valuable financial decision for eligible veterans.

Active-duty service members purchasing their first home

Veterans transitioning to civilian life and buying a home

Military families relocating due to a PCS (permanent change of station)

Veterans refinancing an existing loan (VA IRRRL streamline available)

Surviving spouses of veterans who died in service or from a service-connected disability

Run the Numbers

Use our calculator to explore payment scenarios, compare options, and see how a va loan could fit your financial plan.

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Common Questions

VA FAQ

Yes. There is no limit to how many times you can use your VA loan benefit, as long as you have remaining entitlement. If you have paid off a previous VA loan or sold the home, your full entitlement can be restored. You can even have two VA loans simultaneously in certain situations.

For veterans with full entitlement (no active VA loan), there is no VA-imposed loan limit. You can borrow as much as a lender will approve with zero down payment. Veterans with reduced entitlement (existing VA loan) may face county-level limits.

The VA funding fee is a one-time fee that helps sustain the VA loan program. It ranges from 1.25% to 3.3% of the loan amount depending on your situation. Veterans receiving VA disability compensation and certain surviving spouses are exempt from the funding fee.

Yes. Any creditworthy buyer can assume a VA loan, and they do not need to be a veteran. The buyer must qualify with the lender and be approved by the VA. If a non-veteran assumes your loan, your entitlement remains tied to that property until the loan is paid off.

Ready to Explore VA Loans?

Let our team walk you through the details, run the numbers for your situation, and help you decide if this is the right program for your goals.

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