Home Loans & Housing
Buy a home with $0 down and no monthly mortgage insurance — a benefit that can save you tens of thousands over the life of the loan.
Overview
VA-backed and VA direct home loans help eligible veterans, service members, and some surviving spouses buy, build, improve, or refinance a home. The biggest advantages are competitive terms and, for many VA-backed loans, no required down payment and no private mortgage insurance.
The VA Home Loan Guarantee Program Explained
How the VA-backed home loan works — no down payment, no PMI, and how the entitlement lets you buy with far less out of pocket than a conventional mortgage.
Who may qualify
Service minimums vary by era — generally 90 continuous days of active duty during wartime, 181 days during peacetime, or 6 years in the National Guard or Reserves.
You must obtain a Certificate of Eligibility (COE) showing you have enough VA home-loan entitlement.
The home must be your primary residence and pass a VA appraisal and the VA Minimum Property Requirements.
Surviving spouses of veterans who died in service or from a service-connected disability may qualify — and their funding fee is waived.
Veterans who receive VA disability compensation are exempt from the VA funding fee, a significant savings at closing.
How to apply
Request your COE on VA.gov- 1
Request your Certificate of Eligibility (COE) online, through your lender, or with VA Form 26-1880.
VA Form 26-1880 (COE) - 2
Choose the loan type that fits your goal (purchase, IRRRL refinance, cash-out, or Native American Direct Loan) and pick a VA-approved lender.
- 3
Get pre-approved and shop for a home within a budget that accounts for your income and the funding fee.
- 4
Complete the lender’s underwriting, the VA appraisal, and closing.
Request your COE on VA.gov
Free information — just ask
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For veterans who have decided they want us on their claim. Registering is free too. It involves the registration form and signing VA Form 21-22a — by law we can’t accept your claim, work on it, or contact the VA for you until that power of attorney is signed.
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702-992-4883Home Loans — frequently asked questions
Straight answers to the questions veterans ask most about this benefit. Still stuck? Ask Albert in the chat, or request a free review with our accredited team.
Do I really need $0 down to buy a home with a VA loan?
For most eligible Veterans, yes — there is no down payment required on a VA-backed purchase loan up to the amount a lender will approve. This is the single biggest advantage of the program: you can buy a primary home without saving years for a down payment, as long as you meet the lender’s credit and income requirements.
What is a Certificate of Eligibility (COE) and how do I get one?
The COE proves to your lender that you qualify for a VA loan based on your service. You can request it online through VA.gov, through your lender (often instantly), or by mail with VA Form 26-1880. You will generally need your DD-214 or, if still serving, a statement of service. Most lenders can pull it for you in minutes.
What is the VA funding fee and can it be waived?
The VA funding fee is a one-time charge that helps keep the program running — typically 1.25%–3.3% of the loan, depending on down payment and whether it is your first use. It can be rolled into the loan instead of paid up front. Veterans receiving service-connected disability compensation are exempt from the funding fee entirely — a savings of thousands of dollars.
Do VA loans require private mortgage insurance (PMI)?
No. Unlike conventional loans with less than 20% down, VA loans never require PMI. Because the loan is partially guaranteed by VA, lenders are protected without charging you monthly mortgage insurance — which can save hundreds of dollars every month compared to an FHA or low-down conventional loan.
Can I use my VA loan benefit more than once?
Yes. The VA loan benefit is reusable for life. Once you pay off and sell a home, your full entitlement is typically restored for the next purchase. You can even have more than one VA loan at a time in some situations using your remaining entitlement. It is not a one-and-done benefit.
Is there a limit on how much I can borrow?
For Veterans with full entitlement, there is no VA loan limit — you can borrow as much as a lender approves with no down payment. Loan limits only come into play if you have reduced entitlement (for example, an active VA loan already in place). Your borrowing power is driven mainly by income, credit, and the lender.
Can I use a VA loan to refinance or lower my rate?
Yes. The Interest Rate Reduction Refinance Loan (IRRRL), or “VA streamline,” lets you refinance an existing VA loan to a lower rate with minimal paperwork and no new appraisal in most cases. There is also a VA cash-out refinance that lets you tap home equity. Both are VA-backed with the same core protections.
What kinds of property can I buy with a VA loan?
A VA loan is for a primary residence you intend to live in — a single-family home, a VA-approved condo, a multi-unit property (up to four units) if you occupy one, or a manufactured home in some cases. It cannot be used for a pure investment property or vacation home you will not occupy.
