A VA home loan is a mortgage program backed by the U.S. Department of Veterans Affairs that helps eligible Veterans, active-duty service members, and some surviving spouses buy or refinance a home with favorable terms — often with no down payment and no private mortgage insurance (PMI).

You may qualify if you are:

An active-duty service member, Veteran, Reservist, or National Guard member who meets minimum service requirements; or

The surviving spouse of a Veteran who died in service or from a service-connected disability.

You’ll need a Certificate of Eligibility (COE) from the VA to verify your entitlement. Your lender can help you obtain it quickly.

In most cases, no down payment is required.
You can finance 100% of the home’s value if it appraises for at least the purchase price.
However, you can choose to make a down payment to lower your monthly payment or reduce your VA funding fee.

The VA funding fee helps support the loan program and can be financed into the loan or paid at closing.
It varies based on your down payment amount and whether it’s your first or subsequent use.

Exemptions: Disabled Veterans and certain surviving spouses are exempt from paying the funding fee.

The VA does not set a minimum credit score, but most Texas lenders look for a score of 580–620 or higher.
The program’s flexible underwriting makes it easier to qualify than many conventional loans.

VA loans no longer have a hard “loan limit” for borrowers with full entitlement — meaning you can buy above conforming limits with no down payment, if you qualify.
For those with partial entitlement, standard conforming limits apply (around $766,550 in 2025 for most Texas counties).

Yes, but the property must be on the VA-approved condo list or qualify for VA project approval.
I can help check the condo’s status before you make an offer.

Yes, the VA offers two refinance options:

IRRRL (Interest Rate Reduction Refinance Loan): Streamlined refinance with no appraisal or income verification.

VA Cash-Out Refinance: Tap into your home’s equity for home improvements or debt consolidation.

VA loans are for primary residences only, but you can buy a multi-unit (2–4 unit) property if you live in one unit and rent out the others.

0% down payment (in most cases)

No PMI (private mortgage insurance)

Competitive fixed and adjustable rates

Easier qualification standards

Limits on closing costs and fees

Flexible refinance options

Most VA loans close within 30–40 days, depending on appraisal and documentation.
Working with a lender experienced in Texas VA loans helps streamline the process.

Yes, you can reuse your entitlement as long as the previous VA loan is paid off (or the entitlement is restored).
If you’re selling your current home, I can guide you through restoring your full benefit for your next purchase.

Eligible property types include:

Single-family homes

Townhomes

VA-approved condos

2–4 unit properties (if you occupy one)

New construction homes (through approved builders)