VA Loans

VA loan eligibility extends to active-duty service members (after 90 continuous days of service during wartime, or 181 days during peacetime), veterans with qualifying discharge, members of the Reserves and National Guard who meet service requirements, and surviving spouses of service members who died in the line of duty or from a service-connected disability.

We pull your Certificate of Eligibility (COE) electronically — most arrive within minutes. You don't need to chase any paperwork to get started.

Most loan programs that offer low down payments make up for it with mortgage insurance, higher rates, or both. VA does neither. You can buy a home with $0 down, no monthly mortgage insurance, and an interest rate that typically beats conventional pricing.

The trade-off is the VA funding fee — a one-time fee of around 2.15% on a first-use, zero-down loan. That fee is rolled into the loan (you don't pay it at closing) and is fully waived for veterans with a service-connected disability rating.

There's no longer a hard cap on VA loans for veterans with full entitlement. You can borrow whatever you qualify for based on income and credit. For veterans with partial entitlement (typically those with another active VA loan), the conforming loan limit applies — currently $806,500 in most counties, higher in expensive areas.

VA jumbo loans typically require a small down payment on the portion above conforming limits, structured to keep your overall cost low.

Your VA loan benefit is for life. You can use it again and again — pay off one VA loan, restore your full entitlement, and use it for the next home. You can even hold two VA loans simultaneously in some scenarios, which is powerful for active-duty members who PCS frequently.

We track your entitlement carefully so you always know exactly what's available for the next move.

Myth: VA loans take forever to close. Truth: our average VA close is 22 days. The 'slow VA loan' reputation comes from lenders who don't process them often.

Myth: sellers don't like VA offers. Truth: in any market that isn't white-hot, sellers prioritize a strong, well-vetted buyer — and VA appraisals protect everyone. We pre-package your offer with a lender letter that addresses seller concerns head-on.