Your guide to buying a home with a VA loan.
Your VA home loan benefit may help you buy a home with less money upfront. Understanding eligibility, costs, and the process helps you put that benefit to work.
We’ll walk through the essentials, from your Certificate of Eligibility to closing day, so you know what to ask next.
For eligible Veterans, service members, and certain surviving spouses.
Explore the guide Eligibility / Costs / Your COE / VA options / The process / Questions
Start with eligibility. Build from there.
VA-backed loans are made by participating lenders, with a portion of the loan guaranteed by VA. Your service history, finances, and plans for the home each play a part.
No down payment may still mean upfront costs.
Eligible borrowers may purchase with no down payment, subject to entitlement, appraised value, and lender requirements. That does not eliminate closing expenses or the ongoing costs of owning a home.
Calculator results are estimates, not a loan offer or approval.
01 Your monthly housing costs
Include principal and interest, property taxes, homeowners insurance, and any HOA dues. VA-backed loans do not require monthly mortgage insurance. Also allow room for utilities, maintenance, and any separate flood coverage.
02 Your cash to close
Plan for appraisal and settlement charges, inspections, prepaid expenses, and any required down payment. Review permitted seller or lender credits and your deposit with your loan team. Keep a cushion for moving and repairs.
03 Your VA funding fee
A one-time funding fee may apply unless you qualify for an exemption. The amount depends on the loan type and other factors. Eligible borrowers may finance this fee; doing so increases the loan balance. Ask us to review your exemption status and total costs.
Your COE is a starting point.
A Certificate of Eligibility (COE) confirms eligibility for the VA home loan benefit. It does not guarantee loan approval or determine a comfortable payment for your household.
You may request a COE through VA or ask whether we are able to obtain it electronically. The supporting service records depend on your military status.
We’ll also review income, credit, debts, assets, and the property. Share any upcoming separation, retirement, or change in employment early.
A path for buying. Options for what comes next.
Start with the purpose of your financing. These guides explain how eligibility, a purchase, and different refinance paths fit together.
The VA homebuying process, step by step.
Use this roadmap to prepare for the main milestones. Your purchase contract, property, documents, and loan review will determine the actual timing.
A few details deserve an early conversation.
Understand the benefit before you use it.
Eligible borrowers may qualify with no down payment. Available entitlement, lender requirements, and the relationship between the purchase price and appraised value matter. Closing costs may still be due.
No. A COE documents eligibility for the benefit. Your lender still reviews the loan application, income, credit, property, and other conditions before final approval.
No. You may be eligible to use it again. A previous loan may affect available entitlement, and restoration has specific conditions. Ask us to review your COE and prior loan history.
VA-backed loans do not require monthly mortgage insurance. A separate, one-time VA funding fee may apply. Some borrowers qualify for an exemption; confirm your status and review the estimated costs with your lender.
VA purchase loans are intended for your primary residence, rather than a property bought solely as an investment. An eligible property with up to four units may qualify when you occupy one unit and meet the other requirements.
With full entitlement, VA does not impose a county loan limit, but lender approval and property value still limit the amount. If you have remaining entitlement, county limits help determine the available guaranty and whether a down payment is needed.
Prefer a closer look? Mortgage document checklist → Understanding the funding fee →
This guide is general educational information, not a commitment to lend. Eligibility, loan terms, and approval depend on your circumstances, the property, and applicable requirements. We are not affiliated with or endorsed by the Department of Veterans Affairs or the federal government.
Official resources: VA home loans · Request a COE · Funding fee and closing costs.
Start the quick 1-minute loan request and a local professional will take it from there.