Learn how VA mortgage loans work and who qualifies
Step-by-step guidance from eligibility to closing
No down payment and no PMI required for many borrowers*
Understand the VA funding fee and closing costs
How VA Home Loan Limits Work
Answers to common questions about using your VA loan benefit

What is a VA Mortgage Loan?

For veterans, active-duty service members, and eligible surviving spouses, the VA mortgage loan is one of the most powerful tools for owning a primary residence. Backed by the U.S. Department of Veterans Affairs, this government-guaranteed mortgage offers significant benefits — including potentially no down payment, no private mortgage insurance (PMI), and flexible credit standards that are not available to the general public.

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Key Benefits of a VA Loan:

Zero down payment required for many borrowers
No PMI, saving you hundreds of dollars per month
Competitive interest rates compared to conventional loans
No prepayment penalty so you can refinance or sell your home without additional fees (specific rules apply to Cash-Out Refinances)
Flexible credit guidelines compared to conventional loans
Reusable benefits if entitlement is restored
Up to 100% Cash-Out Refinancing (though most lenders cap it at about 90% LTV) in most states (excluding Texas, where state law prohibits cash-out refinances on all government-backed mortgages). This allows the flexibility to use your home’s equity to provide a good source of funds for just about any purpose.

How to Apply for a VA Mortgage Loan: Your Step-by-Step Process

Step 1: Confirm Your VA Loan Eligibility

To check your eligibility, you can review the requirements on the VA’s website. Eligibility is generally based on your length of military service and having an honorable or general discharge.

Step 2: Obtain Your Certificate of Eligibility (COE)

Your COE proves to lenders that you qualify for a VA-backed loan. You can request it online through the VA’s eBenefits, or your lender can obtain it on your behalf during the application process.

Step 3: Gather Necessary Financial Documents

To prepare for pre-approval, gather the following:

Pay stubs and W-2s (or 1099s)
Tax returns (past two years)
Bank statements
Proof of service (DD Form 214, if applicable)

Step 4: Get Pre-Approved for a VA Loan

Pre-approval helps you understand your price range and shows sellers you're a serious buyer. A VA-approved lender will review preliminary financial information and credit in consideration of a pre-approval letter.

Step 5: Find a Home and a VA-Approved Lender

Choose a home that meets the Minimum Property Requirements (MPRs) set by the VA. These ensure the property is safe, sound, and sanitary. Work closely with a VA-experienced real estate agent. Find a VA-Approved Lender that will help you navigate the VA loan process.

Step 6: VA Appraisal and Underwriting

The VA requires a VA-certified appraisal to assess the home’s value and ensure it meets MPRs. After the appraisal, the lender's underwriter will review your full file for final approval.

Step 7: Final Review and Closing

Once final approved, you’ll go through a final loan review, sign closing documents, and receive your keys. Congratulations — you’re now a homeowner with a VA loan!

Understanding VA Loan Costs: The VA Funding Fee and Closing Costs

Although VA loans eliminate many traditional fees, there are still a few costs to be aware of:

VA Funding Fee: A one-time fee that helps sustain the program. It ranges from 1.25% to 3.3% depending on your down payment and whether it’s your first-time use. This fee can be rolled into the loan.
Closing Costs: You’ll still pay fees like credit report, title insurance, appraisal, taxes and other settlement services and closing costs incurred. However, sellers can cover these costs, and you can negotiate to minimize them.

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How VA Home Loan Limits Work

Do VA loans have limits?

That depends on your VA loan entitlement status. If you have full entitlement, there are no VA loan limits as of 2020. If you have partial entitlements, county loan limits will be factored in. We can help you understand what your buying power is and if a down payment is required.

What Is Full Entitlement?

You have full entitlement if any one of the following is true:

You’ve never used your VA home loan benefit before, or
You’ve paid off a previous VA loan in full and sold the property (your entitlement is restored), or
You had a foreclosure or short sale but have repaid the VA in full

If you have full entitlement, the Department of Veterans Affairs guarantees up to 25% of your loan amount. (Please note that owning multiple homes with a VA loan, or a previous VA home foreclosure would put you in a partial entitlement situation. It’s best to consult with a loan officer to understand your buying power and if a down payment would be needed.)

Loan Limits — No Cap with Full Entitlement

If you have full VA loan entitlement, there are no VA-imposed loan limits — meaning you can borrow above conforming limits without needing a down payment, assuming you qualify based on income and credit. This change took effect in 2020 and has significantly increased purchasing power for many veterans. (Good news: This means no down payment is required, even for high-cost homes, as long as you have full entitlement and meet lender qualifications.)

You have full entitlement if:

You've never used your VA loan benefit, or
You've paid off a previous VA loan and sold the property (restoring your entitlement), or
You had a foreclosure/short sale but repaid the VA in full

Note: While the VA doesn’t impose a cap with full entitlement, your lender may still approve you only up to a certain amount based on your financial profile.

If you have partial entitlement, loan limits based on your county apply, and you may be required to make a down payment on loan amounts exceeding your remaining entitlement.

Note: You may hear terms like additional, bonus, or tier 2 entitlement — these are primarily for lenders to assess partial entitlements and the impact to your application.

What If You Don’t Have Full Entitlement?

If you’ve used part of your entitlement and it hasn’t been restored, your VA loan limit will be based on conforming loan limits set by the Federal Housing Finance Agency (FHFA) for your county. In these cases, your lender might require a down payment for loan amounts above your remaining entitlement.

FAQs about VA Mortgage Loans

What credit score do I need for a VA loan?

Most lenders require a minimum credit score of 620, although some will accept lower with solid compensating factors like stable income or savings. The VA doesn’t set a minimum credit score to qualify for a loan. However, many lenders add their own rules on top of the VA’s, called “overlays.” For example, while the VA itself doesn’t require a credit score, a lender might still require at least a 620 score before they’ll approve you.

Can I use my VA home loan benefit more than once?

Yes, your VA loan entitlement can be reused, either after the original loan is paid off or under certain conditions (like using partial entitlement).

What can you do with VA Cash-Out Refinance?

Refinance a non‑VA or existing VA loan into a new VA loan and take cash out based on your home's equity
Borrow up to 100% of your home’s appraised value (again, most lenders cap it at about 90% LTV)
Use the funds for any purpose—debt consolidation, education, home improvements, or cash reserves
No down payment or private mortgage insurance (PMI) required

Do I have to pay private mortgage insurance (PMI) on a VA loan?

No, VA loans do not require PMI, even with zero down payment — one of the biggest cost-saving features of this mortgage option.

Can I roll closing costs into a VA loan?

You can include the VA funding fee in your loan, but most other closing costs must be paid upfront unless the seller agrees to cover them.

What are the Minimum Property Requirements (MPRs) for a VA loan?

These include standards for safety, structural integrity, and habitability. Homes must have adequate roofing, electrical, plumbing, heating, and be free of major hazards.

Final Thoughts on VA Mortgage Loans

The VA mortgage loan is a game-changer for eligible military personnel, veterans, and surviving spouses. With potentially zero down payment, no PMI, and a simplified approval process, it’s designed to reward your service with the gift of homeownership.

If you're ready to take the next step, work with a VA-approved lender who can guide you through the process from start to finish — and get you one step closer to owning your dream home.

Talk to a loan officer who can answer your questions and check your eligibility for a VA home loan today.

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* VA loans require a VA funding fee that may be financed into the loan or paid out of pocket at closing.

** Subject to VA Eligibility, qualified veterans need to obtain a certificate of eligibility from the VA. Visit www.va.gov/housing-assistance/home-loans/eligibility to learn more about your eligibility requirements.

This information is not intended to be an indication of loan qualification, loan approval or commitment to lend. Loans are subject to credit and property approval. Not all products available in all areas. Other limitations apply. Rates, terms and availability of programs are subject to change without notice.

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