Zero down payment
100% financing on home purchases up to the limit of your VA entitlement. For full-entitlement borrowers, there is no county loan limit at all.
VA loans for Texas veterans.
Zero down. No PMI. The closing-cost discipline that respects your service. Backed by the Department of Veterans Affairs, structured by us.
- 0% down, no PMI ever
- VA funding fee instead of monthly MI
- Assumable to qualified buyers
A mortgage benefit earned by service.
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs and made available to eligible veterans, active-duty service members, National Guard and Reserve members, and certain surviving spouses. The VA does not lend the money — it guarantees a portion of the loan against default, which is why approved lenders can offer zero-down financing with no monthly mortgage insurance. It is the strongest mortgage benefit on the market for those who qualify, and it is fully transferable on resale to another qualified veteran via assumption.
How a VA loan goes from inquiry to keys.
- 01
Eligibility check
We verify your VA loan eligibility and pull your Certificate of Eligibility (COE) directly through the VA portal — usually instant for most borrowers.
- 02
Soft-pull pre-qualification
We pull a soft credit report and run quick income math. You leave knowing your realistic price range and your VA entitlement available.
- 03
Full pre-approval
We collect pay stubs, LES (for active-duty), bank statements, and DD-214 (for veterans). We structure the file before issuing the letter.
- 04
House hunting
You shop with a pre-approval that listing agents respect. We coordinate with your agent on offer terms and any seller-paid concessions.
- 05
Contract and VA appraisal
Once your offer is accepted, we order a VA-specific appraisal. VA appraisals have minimum property requirements (MPRs) — we set expectations with your agent up front.
- 06
Underwriting and conditions
The file goes to a VA-approved underwriter. Most VA files clear conditions inside two weeks; we hand you a single conditions list, not a moving target.
- 07
Clear-to-close and funding
We send the closing disclosure at least three business days before close per TRID. You sign at title, funds wire, and you get keys.
The strongest mortgage benefit on the market.
No down payment. No monthly mortgage insurance. Competitive rates. And if you sell to another qualified veteran, the loan can be assumed at your original rate. There is no equivalent program in the private market. Our job is to make sure you actually use the benefit correctly: full entitlement vs partial, funding fee waiver eligibility, seller-paid closing costs, and the right rate-lock strategy for your timeline.
You are likely VA-eligible if:
- You served 90+ consecutive days of active-duty during wartime, or 181+ days during peacetime
- You completed 6+ years in the National Guard or Reserves
- You are an active-duty service member (eligibility starts at 90 days)
- You are the surviving spouse of a service member who died in the line of duty or from a service-connected disability
- You hold a service-connected disability rating (which may waive the funding fee entirely)
Why VA is the best loan a veteran can use.
No monthly mortgage insurance
Unlike FHA (MIP) and conventional below 80% LTV (PMI), VA charges no monthly mortgage insurance — ever. That alone can save $150–$400 per month.
Funding fee, not monthly fees
The one-time VA funding fee (typically 2.15% on first use, financeable into the loan) replaces monthly MI and is waived for veterans with service-connected disability ratings.
Flexible DTI
VA does not have a hard DTI cap. We have closed VA loans well above 50% DTI when residual income and compensating factors support it.
Assumable by qualified buyers
In a rising-rate environment, your VA loan can be assumed by another qualified buyer at your original rate — a real exit-strategy advantage.
Seller can pay closing costs
VA allows the seller to pay up to 4% in concessions on top of normal closing costs. Combined with zero down, you can close on a home with very little out-of-pocket.
0%
Down payment required
VA loan questions, answered.
How do I get my Certificate of Eligibility (COE)?
We pull it for you directly through the VA lender portal — for most borrowers it returns instantly. If your service record is complex (multiple branches, broken service, surviving spouse benefit), it can take a few days and may require submitting a VA Form 26-1880 with supporting documentation. Either way, getting the COE is part of our pre-approval process — you do not need to start it before talking to us.
What is the VA funding fee, and can I avoid it?
The VA funding fee replaces monthly mortgage insurance with a one-time fee that supports the VA loan program. For first-time use with zero down, it is 2.15% of the loan amount; subsequent uses are 3.3%. The fee is fully waived for veterans receiving VA disability compensation, surviving spouses, and Purple Heart recipients on active duty. You can finance the fee into the loan rather than pay it at closing.
Are there VA loan limits in Texas?
For veterans with full entitlement (no active VA loans and no defaulted VA loans), there is no county loan limit — you can borrow as much as you can qualify for, with zero down. For partial-entitlement borrowers, county loan limits still apply. We check entitlement on every file before quoting.
Can I use a VA loan more than once?
Yes — VA eligibility is a benefit, not a one-time use. You can restore full entitlement after paying off a previous VA loan, you can hold multiple VA loans simultaneously in some cases, and you can use VA for refinances (IRRRL or VA cash-out). We help map out entitlement strategy when you have already used the benefit before.
Can I use a VA loan for an investment property?
Not directly — VA requires owner-occupancy. However, you can buy a 2–4 unit property with a VA loan as long as you live in one of the units, which is a powerful house-hacking strategy. You can also keep your existing VA-financed home as a rental when you PCS or move, then use remaining entitlement to buy your next primary residence.
How long does a VA loan take to close?
Typical VA close is 30–35 days from a fully ratified contract. The VA appraisal is the most common bottleneck — there is a smaller pool of VA-approved appraisers and they have minimum property requirements that can flag repairs. We coordinate with your agent on what to expect and how to write the offer to avoid surprises.
Ready to use your VA benefit?
VA loan requirements at a glance.
- Valid Certificate of Eligibility (we pull it for you)
- FICO 580+ for most lenders (VA itself sets no minimum; lender overlays vary)
- No down payment required for full-entitlement borrowers
- Owner-occupancy: must move in within 60 days of closing
- Property must meet VA Minimum Property Requirements (appraisal verifies)
- VA funding fee (waived for disabled veterans and surviving spouses)
- Sufficient residual income per VA tables (replaces hard DTI cap)
VA vs FHA vs Conventional at a glance.
| VA | FHA | Conventional | |
|---|---|---|---|
| Minimum down | 0% | 3.5% (580+ FICO) | 3% (first-time buyers) |
| Minimum FICO | 580–620 (lender overlay) | 580 (or 500 with 10% down) | 620 (best at 740+) |
| Mortgage insurance | None — one-time funding fee | MIP — usually for life of loan | PMI — removable at 80% LTV |
| Best for | Veterans, active-duty, qualifying spouses | First-time and credit-rebuilding buyers | Strong-credit buyers; investment / second homes |
Ready to move on a VA Loan?
Get a soft-pull pre-approval in minutes. No credit hit, no surprises.