LendingProf of Loan Factory, Inc. | Company NMLS #320841
Holly Luca | NMLS #586712

VA Loans for Veterans & Military Families

Understand VA eligibility, zero-down financing, costs, property standards, and the steps from preapproval through closing in California, Florida, Iowa, and Texas.

By Holly Luca | Mortgage Strategist | LendingProf | Loan Factory, Inc. | NMLS #586712. Licensed in CA, FL, IA & TX.

Eligible veterans, service members, and certain surviving spouses may be able to buy a primary residence with no required down payment through a VA-guaranteed loan. Approval still depends on entitlement, eligibility, credit, income, debts, residual income, property requirements, occupancy, and lender underwriting.

Does a VA loan always require zero down?

VA financing can permit 100% financing when the borrower has sufficient entitlement and the purchase price does not exceed the property’s reasonable value, subject to approval. A down payment may be needed when entitlement is limited, value is lower than price, or the borrower chooses to reduce the loan amount.

Are there still closing costs?

Yes. A zero-down loan is not a zero-cost loan. Borrowers may have allowable closing costs, prepaid taxes and insurance, discount points, and a VA funding fee unless exempt. Seller concessions and lender credits are subject to rules and transaction terms.

What does the VA appraisal review?

The VA appraisal estimates reasonable value and reviews Minimum Property Requirements. It is not a home inspection and does not guarantee condition. Buyers should consider an independent inspection and any appropriate specialty inspections.

Can a seller pay VA closing costs?

A seller may pay certain borrower closing costs and concessions within VA rules. The contract, market conditions, appraisal, lender requirements, and concession limits all matter.

What should VA buyers do before making an offer?

Confirm Certificate of Eligibility and available entitlement.
Complete a documented preapproval and discuss residual-income requirements.
Estimate taxes, homeowners insurance, windstorm or flood coverage where applicable.
Review funding-fee exemption status and cash-to-close.
Avoid new debt or major financial changes during underwriting.

What should Corpus Christi and Coastal Bend VA buyers consider?

Along the Texas coast, buyers may need to evaluate homeowners insurance, windstorm coverage, flood zones, property taxes, and total monthly housing costs early in the process. These local factors can affect affordability and cash-to-close even when VA financing permits no required down payment.

Important VA loan notice

The Department of Veterans Affairs guarantees a portion of the loan but does not generally lend the money directly. VA loan availability, pricing, approval, property eligibility, and closing terms depend on the lender, borrower, property, and current VA requirements. This page is not affiliated with or endorsed by the U.S. Department of Veterans Affairs.

Discuss Your VA Mortgage Options

Read a practical checklist

Use these educational checklists to organize questions and documents before a mortgage conversation. Select a checklist to read it on this page.

VA Homebuyer ChecklistReview entitlement, costs, property, and underwriting preparation.

Plan your VA homebuying strategy

Discuss eligibility, entitlement, property, costs, and documentation with Holly.

Schedule a Mortgage 101 Conversation

Preparation Checklists

Read the checklist here or print a copy for your planning conversation. Use the secure application or upload process for identity and financial documents.

VA Homebuyer Checklist

Prepare questions about eligibility, transaction costs, property requirements, and underwriting.

Eligibility and preapproval

Gather a Certificate of Eligibility or the information needed for the lender to request it.
Have DD Form 214, a current statement of service, or applicable Guard/Reserve records available through the secure process.
Review entitlement, occupancy, income, debts, credit, and residual income.
Complete a documented preapproval before relying on a no-down-payment strategy; preapproval is conditional.

Understand cash and costs

Confirm funding-fee status and any exemption.
Estimate closing costs, prepaid taxes and insurance, inspection costs, and reserves.
Discuss when entitlement or appraised value could require a down payment.
Review seller-paid costs and concessions within VA and lender rules.

Evaluate the property

Remember that a VA appraisal is not a home inspection.
Discuss Minimum Property Requirements and any repairs affecting the transaction.
Check condominium or manufactured-home requirements where applicable.
Estimate taxes, insurance, flood and wind coverage, and HOA dues.

During underwriting

Discuss new debt, large purchases, job changes, and transfers before acting.
Respond to document requests and provide all requested statement pages.
Verify final cash-to-close, rate, payment, funding fee, and occupancy certification.

Holly Luca | NMLS #586712 | LendingProf of Loan Factory, Inc. | Company NMLS #320841 | Equal Housing Opportunity.
Educational preparation guide; not an approval or commitment to lend. Program requirements and availability vary.