Backed by the VA.
What the Benefit Actually Does
01
No down payment
In most cases you buy without putting a penny down. No waiting years to save while rent eats your income.
02
No PMI
Conventional loans charge mortgage insurance unless you put 20 percent down. The VA loan eliminates that cost.
03
Lower interest rates
Because it is VA backed, the rate usually beats conventional options. Lower payments, long-term savings.
04
Flexible credit
Life in and out of uniform is not always neat. Credit and income guidelines have more room than conventional.
05
Limits on closing costs
The VA caps what lenders can charge you at the table, so you are not blindsided by last-minute fees.
At the table
Real numbers, in plain terms, before you write an offer.
Service requirements.
Who Qualifies for a VA Loan
Veterans
At least 90 days of active duty service during wartime, or 181 days during peacetime.
Active duty
At least 90 continuous days of service.
National Guard and Reserve
Usually six years of service, or 90 days of active duty if called up.
Surviving spouses
If your spouse died in the line of duty or from a service-connected cause, you may qualify.
Certificate of Eligibility
Three ways to pull your COE
The COE is the VA confirming you earned this. You can get it through your lender, online through the VA eBenefits portal, or by requesting it directly from the VA loan center.
If you are not sure whether you qualify, I can help you pull it before we even start looking at homes.
Important note
Veterans with a service-connected disability are exempt from the VA funding fee. Tell your lender your rating at the very first conversation. Do not let this exemption go unclaimed.
Straight talk.
Why VA Loans Get Mishandled
Most agents have never actually closed a VA loan transaction. That shows up in three places.
01 路 Appraisal gaps
VA appraisals have specific requirements. An agent who does not know them can lose you a home over a fixable issue.
02 路 Seller misconceptions
Some sellers still believe VA loans are harder to close. That is outdated. A realtor who can answer it directly, on paper, in the offer, protects your position.
03 路 Benefit left behind
Zero down does not mean zero strategy. There is a real difference between using the loan and using it well.
I have got your six on all three. Boots on the ground, every transaction.
Get mission-ready.
What It Costs Out of Pocket
No down payment does not mean no costs. Closing costs typically run 2 to 5 percent of the purchase price. Start setting that aside now so nothing catches you off guard.
Cost
Typical amount
What it is
VA funding fee
Varies
Based on down payment and whether this is your first VA loan. Exempt with a service-connected disability rating.
Option fee
$100 to $500+
Buys the unrestricted right to terminate during the option period. Credited back at closing if the deal goes through.
Earnest money
About 1%
Good-faith deposit showing commitment. Applied toward closing at funding. Amount is negotiable.
Home inspection
$400 to $600
Paid upfront, not refundable. Structure, HVAC, plumbing, electrical, roof.
VA appraisal
$600 to $800
Required by the VA, usually paid upfront. Confirms value and Minimum Property Requirements.
Title insurance
About $100 to you
State regulated, based on price. Two policies, both finalized at the same closing table. The seller often pays the owner policy and you pay the lender policy, which is negotiable. Because they issue together, the lender policy usually gets a simultaneous issue rate, so your cost lands around $100 instead of the $1,400 to $3,500 a standalone policy would run.
Loan origination
0.5% to 1%
Charged by the lender for processing and underwriting your mortgage.
Credit and DTI: the VA sets no minimum credit score, though most lenders look for 620 or higher, and lenders generally prefer a debt-to-income ratio at or below 41 percent. If yours runs higher, there is usually a strategy.
Pre-approval to keys.
The VA Loan Timeline
Thirty to forty-five days from accepted offer to closing is typical. Here is what happens at each stage.
01
Pre-approval
1 to 2 days
Your lender reviews income, credit, service history, and eligibility, then issues the letter that shows sellers you are ready.
02
Search and offer
Varies
We tour homes that fit your needs and budget. When we find the one, I write and submit the offer and handle negotiation.
03
Option period
7 to 10 days
Texas specific. Your window to inspect and negotiate repairs. You can walk away during this period for any reason.
04
Home inspection
1 to 3 days
A licensed inspector checks structure, HVAC, plumbing, electrical, and roof. We request repairs or credits from the report.
05
VA appraisal
7 to 10 business days
A certified appraiser verifies market value and confirms the home meets Minimum Property Requirements.
06
Underwriting
7 to 14 days
The lender double-checks income, assets, credit, and the appraisal to finalize approval.
07
Clear to close
1 to 3 days
Your lender issues the clear to close and you receive a Closing Disclosure with the final numbers.
08
Closing day
1 to 2 hours
Final walk through.
Sign at the title office, cover any remaining costs, and take your keys. You are a homeowner.
Speaks their language.
What Working With Me Looks Like
Walked in their boots
Military orders, a deployment to Afghanistan, more than one fresh start in a new city. This experience allows me to guide clients through the same transitions, minus the uncertainty.
Speaks their language
VA loan terms, PCS timelines, and appraisal requirements explained in plain terms. No jargon, no sales pressure.
Buy smart and sell strong
First-time VA buyer or selling to move to your next assignment, the strategy is built around your actual situation, not a generic playbook.
A network that knows VA
Trusted local lenders, inspectors, and contractors who work VA transactions regularly. A network that saves you time and money.
Real client scenario
Day or night, over a six-month period, Jeanette never missed one call from me. Even after closing.
An out-of-state buyer using his VA loan in San Marcos. He handled inspections and closing from another state. I found him an off-market home that offered exactly what he wanted, under budget.
His words: I always came away from our conversations with a clear understanding of what to do next. She was always willing to explain the more nuanced aspects of using a VA loan. I never felt dumb. I always felt respected.
Jordan Pasley
VA Loan 路 Relocation 路 Off-Market Find 路 July 2026
Straight answers.
VA Loan FAQ
Do I need a down payment for a VA loan?
No. Eligible buyers can finance up to 100 percent of the purchase price with no down payment required.
How long does the VA loan process take?
Typically 30 to 45 days from accepted offer to closing. The timeline moves with your lender's speed, the appraisal, and a few other variables.
Is a VA loan harder to close than a conventional loan?
No. That is outdated thinking. VA loans close reliably when the agent and lender both understand the process. The perception traces back to inexperienced agents, not the loan.
Do I need perfect credit to qualify?
No. The VA sets no minimum credit score. Most lenders prefer 620 or higher. Below that you may still be eligible, though the rate gets harder to secure.
Can I use a VA loan more than once?
Yes. Benefits can be reused, and in many cases you can have more than one VA loan at a time depending on entitlement and location. If your full entitlement is used, a down payment may apply on the next purchase.
Can I refinance an existing mortgage with a VA loan?
Yes. The VA Interest Rate Reduction Refinance Loan, or IRRRL, is a streamlined process that can lower your current rate.
Do VA loans work for new construction?
Yes, with specific requirements around builder approval and appraisal timing. This is an area where an experienced agent matters most.
What cities do you serve?
Austin, Bastrop, Bee Cave, Buda, Cedar Creek, Cedar Park, Del Valle, Driftwood, Dripping Springs, Georgetown, Hutto, Kyle, Lago Vista, Lakeway, Leander, Liberty Hill, Lockhart, Manor, New Braunfels, Pflugerville, Round Rock, San Marcos, Taylor, Westlake, and Wimberley.
