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Loan program
VA loans
VA loans are our specialty. Mortgages backed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, National Guard and Reserves, and surviving spouses, with 0% down, no monthly MI, and competitive fixed rates.
The VA loan program was created in 1944 through the Servicemen's Readjustment Act (better known as the GI Bill) and signed into law by President Franklin D. Roosevelt to provide veterans with a federally guaranteed home loan with no down payment requirement. VA loans are made by private lenders (banks, savings & loans, mortgage companies) to eligible veterans for primary residences. The VA guaranty protects the lender against loss in the event of default. For most eligible borrowers, it remains one of the strongest mortgage benefits in the country.
NMLS #98185
Hundreds of lender partners
Who it's for
- Eligible veterans with a VA Certificate of Eligibility
- Active-duty service members meeting service requirements
- National Guard and Reserve members (subject to eligibility)
- Surviving spouses of service members who meet program criteria
- Veterans reusing or restoring entitlement from a prior VA loan
Eligibility, rates, fees, and program features depend on credit, property, and lender. Examples here are illustrative only and are not approvals, preapprovals, or commitments to lend.
Key benefits
Why borrowers choose this program
- 100% financing: no required down payment for full-entitlement borrowers
- No monthly mortgage insurance
- Competitive fixed rates
- No prepayment penalty
- Limits on certain buyer-paid closing costs (sellers can pay a portion)
- Easier qualification than a typical conventional loan
- Can be combined with down payment assistance to further reduce closing costs
- Reusable entitlement after payoff (or partial entitlement for a second simultaneous use)
Eligibility
What we'll look at
- Length and character of service (not dishonorably discharged)
- Wartime: at least 90 days of service (WWII, Korea, Vietnam, Persian Gulf, Afghanistan/Iraq; check the VA for current periods)
- Peacetime: at least 181 days of continuous active duty
- Post-9/7/1980 enlisted (or post-10/16/1981 officers): 24 months continuous active duty, honorably discharged
- Reserves & National Guard: separate eligibility; check with your Regional VA Office
- Eligible surviving spouses or spouses of service members listed POW/MIA for more than 90 days
- Certificate of Eligibility (COE), residual income standards, and credit/income review
- Property must meet VA Minimum Property Requirements
Documents
Commonly needed if you proceed
- Certificate of Eligibility; we'll help you obtain one via VA Form 26-1880
- DD-214 or current service documentation
- Proof of military service from a VA Eligibility Center, if needed
- Recent pay stubs and W-2s
- Two months of bank statements
- Photo ID
- Purchase contract, insurance details, and funding-fee waiver documentation when applicable
Documents are collected later in the lender portal. None are uploaded through this page.
Scenarios
Common scenarios
- First-time-use veteran buying with 0% down
- Service member relocating with a PCS
- Veteran refinancing into a VA IRRRL (Interest Rate Reduction Refinance Loan / streamline refi)
- Surviving spouse using preserved entitlement
- Veteran reusing entitlement after a prior VA loan was paid off
- Veteran buying a 2–4 unit property and occupying one unit as their primary residence
How it compares
Versus other programs
| Compared to | Bottom line |
|---|---|
| Conventional | VA is typically better when you're eligible: no monthly MI and no down payment requirement, plus easier qualification than conventional. |
| FHA | VA usually wins on monthly payment because there's no monthly MI and there's no required down payment. |
| Jumbo | High-balance VA loans can exceed standard county limits with adequate entitlement, often at far better terms than jumbo. Ask us to model your specific scenario. |
Frequently asked
VA loans FAQ
A VA loan must be used to finance your personal residence within the U.S. and its territories. Eligible property types include an existing single-family home, a townhouse or condo in a VA-approved project, a new-construction residence, a manufactured home or lot, certain refinances, and some types of home improvements. Multi-unit (up to 4-unit) properties qualify if you live in one of the units.
Connect with our experts today
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Whether you're ready for a fast prequalification, want an honest rate conversation, or need a second opinion on a quote you already have, we're here. Family-owned, local, and easy to reach. No spam, no surprise fees, no obligation.