The VA loan is a homeownership benefit you earned. We treat it that way. No private mortgage insurance, no down payment requirement, no loan limit for most borrowers, and rates that often beat conventional. If you're a veteran, active-duty, National Guard, Reserves, or a surviving spouse with VA eligibility, this is the loan we'd start with every time.
VA loans are guaranteed by the U.S. Department of Veterans Affairs. Like FHA, the VA itself doesn't lend the money, we do. The VA's guarantee on the loan means we can offer terms that no conventional product touches: zero down payment, no mortgage insurance, and competitive interest rates.
The trade-off is the VA funding fee, a one-time charge that helps keep the program self-sustaining. It runs roughly 2.15% of the loan amount for first-time use with zero down, scaled down with a larger down payment, and waived entirely for veterans with a service-connected disability rating. The funding fee can be financed into the loan rather than paid out of pocket at closing.
To use the VA loan, you'll need a Certificate of Eligibility (COE) from the VA confirming your service qualifies. We help you pull this in minutes, most COEs come back same-day through the VA's online portal.
Numbers are illustrative only and assume an example interest rate; they're not a quote. Property taxes, homeowners insurance, and HOA dues (if any) are additional. Real numbers depend on your full financial profile, your COE entitlement, your funding fee tier, and the rate at the moment we lock. Get a real quote and we'll show you exactly what your scenario looks like.
Veterans with qualifying service, active-duty service members, National Guard members and Reservists with sufficient service, and surviving spouses of veterans who died in service or from a service-connected disability. The VA's specific time-in-service requirements vary by era and branch, but for most modern-era veterans, 90 days of active-duty wartime service or 24 months of peacetime service generally qualifies. We pull your Certificate of Eligibility to confirm your specific case.
No, but we'll need it before we can close. The good news: we can pull your COE for you in most cases, and the VA's online portal often returns it the same day. The information on the COE confirms your service qualifies and tells us your entitlement level (basically, how much VA backing you have available). If you've never used your VA benefit, you have full entitlement and there's no loan cap on what you can borrow.
Yes. Your VA benefit is reusable. If you've fully paid off a previous VA loan and sold the home, you get full entitlement back. If you still have an active VA loan or have lost a property to foreclosure, your remaining entitlement may be limited but still usable in many cases. The funding fee is also higher on subsequent uses (typically 3.3% vs 2.15% on first use). We'll calculate exactly what entitlement you have available.
It doesn't have to be. The funding fee can be financed into the loan, meaning it's added to your loan balance instead of paid in cash at closing. Most VA borrowers choose this option. The funding fee is also waived entirely for veterans with a service-connected disability rating (any percentage), Purple Heart recipients, and certain surviving spouses. If you fall into one of those categories, mention it when we talk and we'll make sure the waiver gets applied.
Yes, in specific situations. Unmarried surviving spouses of veterans who died in service or from a service-connected disability are eligible for VA loan benefits. Spouses of POWs and MIAs may also qualify. There's a separate VA process to confirm eligibility. We can walk through the documentation and help you apply for the COE.
Not directly. VA loans are for owner-occupied primary residences. However, you can buy a property with up to 4 units using a VA loan as long as you live in one of them as your primary residence, the other units can be rented out. That's one of the most overlooked ways to use the VA benefit to start building rental income while still meeting the occupancy requirement.
They're different, not necessarily harder. The VA appraiser checks both the home's value AND its compliance with the VA's Minimum Property Requirements (MPRs), which focus on safety, soundness, and sanitation. Older homes, fixer-uppers, or properties with deferred maintenance can hit speed bumps. On a typical move-in-ready home in good condition, VA appraisals close fine. We give you an honest read on the property before you spend money on the appraisal.
No credit pull required to start. We'll review your situation, pull your Certificate of Eligibility, and reach out within one business day with real numbers.
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Someone from our team will reach out within one business day. If it's urgent, call us anytime at 702-550-9061.
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If you don't qualify for VA, or if you want to explore alternatives, we have plenty of other programs to walk you through.