VA Home Loans: 0% Down Options for Active Duty & Veterans

You serve—we handle the home loan details. Whether you’re PCS’ing, buying your first home, or using VA benefits again, we’ll connect you with VA-savvy lenders and local agents near your base to make the process smooth.

Quick facts

0% down for qualified buyers, no PMI, flexible credit standards. Veterans Affairs
Use again and again: Entitlement can be restored and reused (loan limits generally don’t apply with full entitlement). Veterans Affairs
Primary residence only; most buyers must occupy within about 60 days (some exceptions for spouse/PCS). Benefits+1
Funding fee applies in most cases; exempt if you receive VA compensation for a service-connected disability. Veterans Affairs

Why VA Loans Win for Military Buyers

0% down + no PMI → Lower monthly payment vs many conventional options. Veterans Affairs

Flexible credit + competitive rates → Lenders underwrite to VA guidelines (and their overlays). Benefits

Assumable → A future buyer can apply to assume your VA loan (with approval), which can be a huge resale perk if rates stay high. Benefits

Who’s Eligible?

You may qualify based on service history and duty status (Active Duty, Guard/Reserve, Veterans, some surviving spouses). You’ll verify eligibility with a Certificate of Eligibility (COE). We and your lender can often pull this instantly. Veterans Affairs+2

VA Funding Fee (What It Is & Typical Rates)

The VA funding fee is a one-time cost that helps keep the program running. It’s typically financed into the loan and varies by down payment and whether you’ve used a VA loan before. Many buyers with a service-connected disability are exempt. Veterans Affairs

Typical purchase funding-fee ranges (illustrative): Veterans Affairs+1

Down Payment First-Time Use Subsequent Use

0% ~2.15% ~3.30%

5% – 9.99% ~1.50% ~1.50%

≥10% ~1.25% ~1.25%

Exact fees can vary by statute and timing; exemptions apply. We’ll confirm your current rate and any exemption up front. Veterans Affairs

Loan Limits & Entitlement (Do I Have a Cap?)

With full entitlement, there’s generally no VA loan limit—your cap is what you can qualify for based on income/credit and the lender’s guidelines. If you have partial entitlement (e.g., another active VA loan), conforming loan limits may affect how much you can borrow without a down payment. For 2025, the baseline conforming limit is $806,500(higher in certain counties). Veterans Affairs+2AP News+2

Occupancy, PCS, and Multi-Unit Options

Occupancy: Most buyers must plan to live in the home within ~60 days of closing; exceptions exist (spouse can satisfy occupancy in some cases; extended timelines need a specific future event). Benefits+1

PCS-friendly: Buy near your next duty station with clear timelines; we coordinate with your report-date and travel window. Benefits

2–4 Units: VA allows owner-occupied 2–4 unit properties; live in one, rent the others (subject to lender/VA rules and local zoning). Benefits

Appraisals, Fees & Seller Concessions

VA Appraisal (Tidewater/NOV): Ensures the property meets value and minimum property requirements (MPRs); Tidewater gives listing agents a short window to provide comps if value looks tight. (We’ll coach your agent and lender through it.) Benefits

Allowable fees: VA limits what buyers can be charged; there’s a standard 1% lender fee plus normal itemized charges/discount points. Benefits

Seller concessions: Sellers may pay certain costs (generally up to 4% in concessions, separate from standard closing costs). Benefits

Step-By-Step: From Pre-Approval to Keys

Talk to a VA-savvy lender (5–10 minutes). Get a soft or full pre-approval and your COE. Veterans Affairs
Connect with a local base-area agent (we’ll match you near Fort Carson / Peterson / Schriever / USAFA / Buckley or any base nationwide).
Home shopping & offer: Your agent writes a VA-strong offer (we’ll advise on concessions, appraisal strategies, and timelines).
Underwriting & appraisal: You provide pay stubs/LES, bank statements; lender orders VA appraisal. Benefits
Clear to close & move-in: Sign, get keys, and occupy per VA rules. Benefits

Frequently Asked Questions

Can I use a VA loan more than once?

Yes—VA benefits are reusable. You can restore entitlement after selling or paying off a prior VA loan; partial entitlement rules can apply. Veterans Affairs

Do VA loans have PMI?

No PMI. The funding fee often replaces PMI and can be financed. Exemptions apply. Veterans Affairs

What if I’m deployed or can’t move in right away?

Spousal occupancy or documented future-date occupancy may qualify; the VA generally doesn’t consider beyond 12 months reasonable without a specific event. Lenders may add their own overlays. Benefits

Are VA loans assumable?

Yes, with lender/servicer approval and the VA Assumption Entitlement Acknowledgement (VA Form 26-10291)now required by VA guidance. Benefits

What’s the 2025 “loan limit”?

With full entitlement, loan limits don’t cap you. If you have partial entitlement, conforming limits (baseline $806,500, higher in some counties) matter for zero-down. Veterans Affairs+1

Documents Checklist (What Your Lender Will Ask For)

LES/pay stubs (last 30 days), 2 months bank statements, last 2 years W-2/1099s/tax returns if needed
Government ID & COE (lender can usually pull this for you)
Statement of service (if applicable), DD-214 (if separated) Veterans Affairs

Work With a Team That Lives VA Real Estate

We pair you with VA-experienced loan officers and agents near your base so you can focus on orders and family—not paperwork.