A benefit you earned. Used right.
For eligible veterans, active-duty service members, and qualified spouses, the VA loan is often the best financing option in the country — $0 down, no monthly mortgage insurance, and competitive rates. We'll help you use it well.
Why VA often wins on total cost
- $0 down for eligible buyers (full entitlement).
- No monthly mortgage insurance.
- Competitive rates — often at or below conventional.
- Flexible credit guidelines relative to conventional.
- Limits on certain buyer-paid costs.
- Assumable. A future buyer with VA eligibility may be able to assume your loan — a powerful resale feature.
Eligibility basics
You may be eligible if you are:
- An active-duty service member with qualifying time in service.
- A veteran who was honorably discharged.
- A National Guard or Reserve member meeting service requirements.
- The surviving spouse of a service member, in certain cases.
We'll help you obtain or verify your Certificate of Eligibility (COE). Additional requirements apply, and the VA makes the final eligibility determination.
The VA loan details we coach buyers through
VA Funding Fee
A one-time fee that funds the program. It's typically 1.25%–3.3% of the loan and can be financed. Certain disabled veterans are exempt.
Appraisal & MPRs
VA appraisers check Minimum Property Requirements. Major safety issues may need repair before closing.
Entitlement
Most eligible veterans have "full entitlement," which usually means no down payment. Partial entitlement has different rules.
VA Streamline (IRRRL)
A simple refinance option for existing VA loans when rates improve — often with less paperwork.
Let's use your VA benefit well.
A TMES advisor who specializes in VA buyers will help you get your COE, compare local listings, and structure a strong offer.
VA loans are subject to VA eligibility and program guidelines. Not a commitment to lend. NMLS ID# 205178.