VA Home Loans for Veterans

The VA home loan is one of the most valuable benefits earned through military service. Eligible veterans, active-duty service members, National Guard and Reserve members and some surviving spouses can buy a home with as little as 0% down, with no monthly mortgage insurance.

I help military families nationwide use their VA benefit to buy their first home, move up, or relocate on PCS orders.

Key benefits of a VA purchase loan

• No down payment required for qualified borrowers with full entitlement. With full entitlement there's no VA loan limit; with partial entitlement, county limits can affect how much you can borrow with no money down.
• No monthly mortgage insurance, which is a major difference from FHA and most low-down-payment conventional loans.
• Flexible credit guidelines compared with many other programs (lender requirements still apply).
• Seller concessions can help with closing costs, within VA limits.
• Fixed or adjustable terms: 30-, 25-, 20- and 15-year fixed options are common, as well as ARMs.
• Reusable benefit: you can use your VA benefit more than once.

Steps to buy with a VA loan

1. Get your COE. I can usually pull it for you electronically.
2. Get pre-approved. Knowing your budget makes your offer stronger.
3. Shop with your agent. I can recommend agents who know VA purchases.
4. VA appraisal. VA appraisers confirm the value and that the home meets VA's minimum property requirements (safe, sound and sanitary). Needed repairs don't always kill a deal, but they need to be handled before closing.
5. Underwriting and closing. I keep you and your agent updated from contract to keys.

The VA funding fee on a purchase

Under VA's current chart for purchase loans, the funding fee is 2.15% for first use with less than 5% down (3.3% after first use). It drops to 1.5% with 5% or more down and 1.25% with 10% or more down. The fee can be financed. Veterans receiving VA disability compensation, and others listed on VA.gov, are exempt.

Is VA always the best option?

Usually, for eligible buyers, but not always. With a large down payment, a conventional loan may compare well because there's no funding fee. For homes that need significant repairs, VA's property standards can complicate a deal. I'll compare VA with conventional and FHA options so you can choose with confidence.

Already own with a VA loan? See the VA IRRRL streamline refinance or the VA cash-out refinance. Have questions? Read the VA loan FAQ.

Independence Home Loans and Ryan Singer are not affiliated with, endorsed by, or acting on behalf of the U.S. Department of Veterans Affairs or any government agency. All loans are subject to VA and lender eligibility, credit approval, appraisal and underwriting.

Before you buy: details that trip up VA purchases

• HOAs and condos: condos must be on VA's approved condo list, which I can check before you write an offer.
• Solar panels: leased or financed solar needs to be reviewed in underwriting, so bring your solar agreement early.
• Property taxes: many states offer property tax exemptions or reductions for disabled veterans and surviving spouses. Check with your county assessor for eligibility.
• PCS moves: if you're relocating on orders, tell me early. Timing, occupancy and income documentation can be planned around your report date.
• VA regional loan centers: VA supports lenders and veterans through regional loan centers, which handle items like funding fee refunds.

Why work with Ryan Singer

I've been helping families finance homes since 2004, and I lend nationwide through Independence Home Loans (licensed in 46 states + DC). VA loans are the core of my business, but I work with every major program, so you get an honest comparison rather than a single product pitch. Expect plain-language explanations, written side-by-side options, and a loan officer who stays involved from application to closing. You can reach me directly at (602) 741-2370 or (480) 300-7769.

Frequently asked questions