My grandfather fought in World War II, and my uncle fought in Vietnam. It is my honor to help and serve those who risked everything to serve us. Every day I have the privilege of helping Veterans, active-duty service members, and their families pursue their homeownership goals.
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WHY VA HOME LOANS STAND OUT
The VA guaranty can help eligible Veterans, service members, and surviving spouses obtain favorable mortgage terms through approved private lenders.
Qualified borrowers with sufficient entitlement may be able to purchase with no down payment when the price does not exceed the appraised value.
VA-backed loans do not require monthly PMI or FHA-style monthly mortgage insurance.
Individual lenders may impose their own credit requirements and overlays, but VA itself does not establish a minimum credit score.
VA describes the guaranty as a lifetime benefit. Entitlement can often be restored, and remaining entitlement may support another purchase.
VA allows seller or builder credits toward eligible closing costs, while defined seller concessions are capped at 4% of reasonable value.
VA-backed purchase loans do not charge a penalty simply because the borrower pays the mortgage off early.
WHAT MANY VA BORROWERS DON'T REALIZE
These details can change how you shop, structure an offer, or plan your next move.
If you have enough remaining entitlement and meet occupancy and lender requirements, you may be able to keep one VA-financed property and use VA again for another primary residence.
VA does not impose county loan limits on borrowers with full entitlement. Lender approval, income, credit, assets, price and appraisal still determine what you can borrow.
Some borrowers—including certain Veterans receiving qualifying disability compensation, eligible surviving spouses, and qualifying Purple Heart recipients—may be exempt.
A qualified buyer, including a non-Veteran, may be able to assume an existing VA loan. Entitlement release is a separate issue.
The 4% cap applies to defined concessions. Normal eligible closing costs and reasonable discount points are treated separately under VA rules.
VA can be used for eligible condos, manufactured homes, and owner-occupied properties with up to four units, subject to requirements.
An Interest Rate Reduction Refinance Loan is for an existing VA loan and can use a streamlined process when VA requirements are met.
Temporary buydowns can be used with fixed-rate VA purchase, cash-out, and IRRRL transactions when program requirements are satisfied.
VA LOAN OPTIONS
The right strategy depends on entitlement, occupancy, property type, current financing, cash-to-close goals, and long-term plans.
Buy an eligible primary residence, often with no down payment and no monthly mortgage insurance.
Also called the VA Streamline, this refinance is designed for eligible borrowers refinancing an existing VA loan.
Potentially access equity or replace a non-VA mortgage with VA financing, subject to current program and lender rules.
VA can support eligible construction and certain purchase-and-improve transactions, though product availability varies.
Eligible property types can extend beyond a detached home when occupancy and property requirements are satisfied.
Certain energy-efficiency improvements may be incorporated into qualifying transactions under applicable limits and documentation rules.
WHY THIS WORK MATTERS TO ME
My grandfather fought in World War II, and my uncle fought in Vietnam. Military service has never been an abstract idea in my family. Helping Veterans, active-duty service members, and eligible surviving spouses make the most of their VA home loan benefit is an honor. It is my privilege to serve those who risked everything to serve us.
“It is my honor to serve those who risked everything to serve us.”
— Aaron Lietz
MEET YOUR LOAN OFFICER
Hi, I'm Aaron Lietz. I'm a licensed Mortgage Loan Originator with Cornerstone First Mortgage. I help borrowers understand the parts of VA financing that are easy to miss—entitlement, COEs, funding-fee exemptions, seller concessions, residual income, occupancy, assumptions, and refinance strategy.
VA LOAN FAQ
No. The Department of Veterans Affairs does not establish a minimum credit score for VA-backed loans. Individual lenders may set their own minimum scores and underwriting requirements.
Not necessarily. Qualified borrowers with sufficient entitlement may be able to purchase with no down payment when the purchase price does not exceed the appraised value. A down payment can still be required in some entitlement or appraisal situations.
Yes. VA describes the home loan guaranty as a lifetime benefit. Entitlement can often be restored after a prior VA loan is paid off, and remaining entitlement may sometimes support another VA loan before the first is paid off.
The funding fee is a one-time charge on many VA loans that helps support the program. The amount depends on the transaction and prior use, and some borrowers are exempt. The fee can generally be financed into the loan when permitted.
The 4% limit applies to specific seller concessions defined by VA. VA does not cap seller or builder credits for eligible closing costs the same way, while the defined seller concessions are limited to 4% of the home's reasonable value.
Potentially. A qualified purchaser, including a non-Veteran, may assume the remaining balance of a VA-guaranteed loan with approval. Entitlement release is a separate issue.
An Interest Rate Reduction Refinance Loan is a VA refinance option for an existing VA loan. It is designed as a streamlined refinance and must satisfy applicable VA requirements.
Certain surviving spouses may qualify for a Certificate of Eligibility under VA rules. Eligibility depends on the Veteran's service and death circumstances and other VA requirements.
Official sources: VA Home Loans · VA Purchase Loan · Funding Fee & Closing Costs · Entitlement & Limits