For eligible service members, veterans, and certain surviving spouses, the VA home loan is one of the most powerful tools in homebuying — often allowing a purchase with no down payment and no private mortgage insurance.
Who may be eligible
Eligibility is based on service history and is determined by the VA, not by us. Many service members, veterans, National Guard and Reserve members, and certain surviving spouses qualify. The first step is obtaining a Certificate of Eligibility (COE).
Key benefits
- Often no down payment for a primary residence.
- No private mortgage insurance.
- Competitive terms compared with many programs.
- Limits on certain closing costs the buyer can pay.
- Reusable benefit for future eligible purchases.
The funding fee
Most VA loans include a one-time funding fee that can often be financed into the loan. The fee varies by factors such as down payment and whether it is your first use, and some borrowers (for example, those with certain service-connected disabilities) may be exempt. Confirm the current fee and any exemption with your lender and the VA.
Occupancy and property rules
VA loans are for primary residences you intend to occupy, not investment properties. The home must meet VA condition standards, verified through a VA appraisal. Plan for the appraisal timeline in your offer.
The buying process
- Obtain your Certificate of Eligibility.
- Get pre-approved with a VA-approved lender.
- Shop with a REALTOR who understands VA offers.
- Make an offer and open escrow.
- Complete the VA appraisal and underwriting.
- Close and move in.
Making a competitive VA offer
In multi-offer situations, some sellers misunderstand VA loans. An experienced agent can present your offer to address concerns about timelines and appraisal, helping eligible buyers compete effectively and fairly.
General information only. This page is educational and is not financial, tax, mortgage, or legal advice. Loan terms, assistance-program eligibility, funding, and tax rules change frequently — confirm current eligibility and your personal situation with a licensed lender, tax professional, and your REALTOR®.
Frequently Asked Questions
Do I qualify for a VA loan?
Eligibility is set by the VA based on service. Start by requesting your Certificate of Eligibility; a VA-approved lender can help confirm.
Is a VA loan really zero down?
For eligible primary-residence purchases, often yes, though loan limits and lender overlays can apply. Confirm with your lender.
What is the VA funding fee?
A one-time fee that varies by circumstances and can often be financed. Some borrowers are exempt. Verify the current fee with the VA and your lender.
Can I use a VA loan for an investment property?
No. VA loans are for primary residences you intend to occupy. Multi-unit owner-occupied scenarios may be possible — ask your lender.
Can I reuse my VA loan benefit?
Often yes. The benefit can typically be restored and reused. Confirm your remaining entitlement with the VA and lender.
Will sellers accept a VA offer?
Many do. An experienced agent can address misconceptions and present your offer competitively and fairly.
