The funding fee and when it disappears
VA charges a one-time funding fee that varies by down payment and whether it is your first use. Veterans receiving VA disability compensation are exempt entirely, which removes the program's only real cost.
Best for: Veterans and active duty
VA loans
If you have VA entitlement, it is almost always the best loan on the table: no down payment, no monthly mortgage insurance, and rates that price below conventional.
Key points
- Zero down financing with no monthly mortgage insurance
- One-time funding fee, waived for veterans with a service-connected disability rating
- Entitlement can be reused and sometimes restored after a prior VA loan
- Seller can pay closing costs and certain debts on your behalf
Residual income, not just DTI
VA uses a residual income test alongside debt ratios, which often approves buyers other programs decline. Families with strong take-home pay and modest fixed bills tend to qualify comfortably.
Appraisals and rural properties
VA appraisals include minimum property requirements covering water supply, septic, roof and access roads. On foothill and acreage properties we address those items before the appraiser visits.
This program fits if
- • Veterans, active duty and eligible surviving spouses
- • Little or no down payment available
- • Buyers who want to avoid mortgage insurance entirely
Watch out for
- • Private road and shared well agreements need documentation
- • Entitlement may be limited if a prior VA loan is still open
Get a straight answer today
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