Why San Antonio Sellers Reject VA Offers — And How to Get Yours Accepted
Why some San Antonio sellers still hesitate on VA offers and the specific moves that get a VA buyer's contract accepted in a competitive JBSA-area market.
Read the articleVA Loan Guide
VA Loan Myths & Facts
The Truth About VA Home Loans
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Know The Truth
Understanding Your VA Loan Benefits
Your military service has earned you one of the most powerful homebuying benefits available. Learn the truth about VA loan benefits and how to maximize them with the right lender.
Whether you're a first-time homebuyer or looking to refinance, understanding VA loan eligibility requirements is the first step toward making your homeownership dreams a reality.
Myth Busting
💡 Common VA Loan Myths — and the Facts You Should Know
There's a lot of misinformation out there about VA loans. At Valor Home Mortgage, we believe Veterans and service members deserve clear, accurate information about VA loan eligibility requirements, the VA funding fee, and closing costs — straight from trusted sources.
Here are a few of the most common myths we help our clients understand:
| Myth | Fact |
|---|---|
| "VA loans take too long to close." | VA loans close in about the same time as conventional loans when handled by an experienced lender. |
| "You can only use your VA loan once." | You can use your VA loan benefit multiple times — and even have more than one active VA loan in some cases. |
| "VA loans are only for first-time homebuyers." | Any eligible Veteran or service member can use the VA loan program, whether it's their first or fifth home. |
| "Sellers won't accept VA offers." | VA buyers are strong, qualified borrowers. In fact, VA loans often have lower default rates than conventional loans. |
| "VA loans have limits on how much you can borrow." | With full entitlement, there are no VA loan limits — you can buy at any price your lender approves. |
📘 Get the Facts Directly from the Source
For official VA guidelines, visit the VA Lender's Handbook – VA Pamphlet 26-7.
This is the same handbook lenders use to ensure every VA loan follows federal standards and Veteran protections.
At Valor Home Mortgage, our team studies and follows this handbook closely to make sure you receive the accurate, fair, and benefit-rich experience you've earned.
Common Questions
Frequently Asked Questions
Get answers to common questions about VA loans, eligibility, benefits, and the application process.
VA Loan Basics
A VA loan is a mortgage loan guaranteed by the U.S. Department of Veterans Affairs. It's designed to help veterans, active-duty service members, and eligible surviving spouses purchase homes with favorable terms including no down payment and no private mortgage insurance (PMI).
Eligibility includes active-duty service members, veterans with qualifying service, National Guard members, reservists who have served at least 6 years, and eligible surviving spouses. You'll need a Certificate of Eligibility (COE) to verify your eligibility.
You can obtain a COE through the VA's eBenefits portal, by mail using Form 26-1880, or your lender can often obtain it for you electronically through the VA's WebLGY system. Most COEs are issued instantly online.
While the VA doesn't set a minimum credit score, most lenders require at least 620. At Valor Home Mortgage, we work with veterans across various credit situations to find the best path to homeownership, even with lower scores.
While there's no maximum income limit, you must have stable, reliable income sufficient to meet your monthly obligations. Lenders typically look for a debt-to-income ratio of 41% or less, though exceptions can be made.
Yes! Your VA loan benefit is reusable. Once you've paid off your previous VA loan and sold the property, you can use the benefit again. In some cases, you may even be able to have more than one VA loan at the same time.
As of 2020, there are no loan limits for veterans with full entitlement. This means eligible borrowers can purchase homes above the conforming loan limit without a down payment, subject to lender approval based on income and debt ratios.
VA loan entitlement is the amount the VA guarantees on your loan. Most veterans have full entitlement, which means no limit on how much they can borrow (subject to lender approval). If you've used your benefit before, you may have remaining or restored entitlement.
VA Loan Benefits
No! One of the biggest benefits of a VA loan is 0% down payment required. This means you can purchase a home with no money down, making homeownership more accessible for veterans and service members.
No! Unlike conventional and FHA loans, VA loans do not require monthly mortgage insurance premiums (PMI). This can save you hundreds of dollars per month compared to other loan types.
The VA funding fee is a one-time payment that helps offset the cost of the VA loan program to taxpayers. The fee varies based on your down payment, military category, and whether it's your first VA loan. Veterans with service-connected disabilities are exempt from this fee.
For first-time use with 0% down, it's typically 2.15% of the loan amount. For subsequent use, it's 3.3%. The fee can be rolled into your loan amount and decreases with larger down payments. Disabled veterans are exempt.
Yes! VA loans typically offer lower interest rates than conventional loans because they're backed by the VA guarantee. This can save you tens of thousands of dollars over the life of your loan.
Yes! Sellers can pay all of your closing costs, and you can also finance certain costs like the VA funding fee. Additionally, you can receive up to 4% in seller concessions to cover closing costs.
The property must be your primary residence and meet VA's Minimum Property Requirements (MPRs), which ensure the home is safe, sanitary, and structurally sound. A VA appraisal is required to verify this.
No, VA loans are for primary residences only. However, you can purchase a multi-unit property (up to 4 units) and live in one unit while renting out the others.
VA Loan Process
Typically, the VA loan process takes 30-45 days from application to closing. However, at Valor Home Mortgage, we work to expedite this timeline and keep you informed every step of the way.
You'll typically need: Certificate of Eligibility (COE), proof of income (pay stubs, W-2s, tax returns), bank statements, employment verification, and a valid photo ID. Your loan officer will provide a complete checklist.
A VA appraisal is required to determine the property's fair market value and ensure it meets VA's Minimum Property Requirements. The appraisal protects both you and the VA by ensuring the property is worth the purchase price and is safe to live in.
If the appraisal is lower than the purchase price, you have several options: negotiate with the seller to lower the price, pay the difference in cash, request a Reconsideration of Value, or walk away from the deal without penalty.
VA loans can be used for homes that need minor repairs, but the property must meet VA's Minimum Property Requirements at the time of purchase. For major renovations, consider a VA Renovation Loan.
You can purchase single-family homes, condos (if VA-approved), townhouses, manufactured homes (if they meet VA requirements), and multi-unit properties (up to 4 units if you occupy one). Investment properties and vacation homes are not eligible.
Yes! VA offers a One-Time Close Construction Loan that allows you to finance both the construction and permanent mortgage with a single loan. This streamlines the process and locks in your interest rate from the start.
Closing costs on VA loans are similar to other loans but with some restrictions. The VA limits what you can be charged and prohibits certain fees. Sellers can pay all your closing costs, and you can receive up to 4% in seller concessions.
VA Purchase Loans
A VA purchase loan is specifically designed to help eligible veterans, active-duty service members, and qualifying spouses buy a primary residence. It offers 0% down payment, no PMI, competitive interest rates, and flexible credit requirements.
With full entitlement, there's no maximum loan limit for VA purchase loans. The amount you can borrow depends on your income, debt-to-income ratio, and lender approval. You can purchase homes above the conforming loan limit with no down payment.
VA loans are for primary residences only. However, if you have remaining entitlement, you may be able to purchase another primary residence while still owning your first VA-financed home, if you're relocating for work or military service.
While the VA doesn't set a minimum credit score, most lenders require at least 620. However, some lenders may approve loans with lower scores depending on compensating factors like strong income, savings, or residual income.
Yes, but the condo must be VA-approved. The condo complex must be on the VA's approved condo list or go through the approval process. This ensures the property meets VA standards and is financially stable.
Earnest money is a deposit showing the seller you're serious about buying. While not required by the VA, sellers typically expect it. The amount is negotiable but usually 1-3% of the purchase price. It's applied to your closing costs or down payment.
Yes! Even though VA loans don't require a down payment, if you choose to make one, you can use gift funds from family members. Gift funds can also be used for closing costs.
If the home inspection reveals issues, you can negotiate with the seller to make repairs, reduce the purchase price, or provide a credit at closing. For major issues affecting VA's Minimum Property Requirements, repairs must be completed before closing.
Refinancing
The Interest Rate Reduction Refinance Loan (IRRRL), also called a VA Streamline Refinance, allows you to refinance an existing VA loan to a lower interest rate with minimal documentation and no appraisal required in most cases.
Benefits include: lower interest rates, reduced monthly payments, no appraisal required (in most cases), minimal documentation, ability to finance the funding fee, and a streamlined approval process. It's one of the easiest refinance options available.
Yes! A VA Cash-Out Refinance allows you to tap into your home's equity by refinancing for more than you owe and receiving the difference in cash. You can use this for home improvements, debt consolidation, or other expenses.
Yes! If you're eligible for VA benefits, you can refinance a conventional, FHA, or other loan type into a VA loan using a VA Cash-Out Refinance. This can eliminate PMI and potentially lower your interest rate.
For a VA Cash-Out Refinance, you can borrow up to 100% of your home's value. However, lenders typically require you to maintain at least some equity in the home after the refinance.
There's no limit to how many times you can use the VA IRRRL, but you must wait at least 210 days from your first payment on the current loan, and you must have made at least 6 consecutive monthly payments.
For an IRRRL, an appraisal is typically not required. For a VA Cash-Out Refinance, an appraisal is required to determine your home's current value and calculate available equity.
VA One-Time Close Construction Loans
This specialized VA loan allows you to finance both the construction of a new home and the permanent mortgage with a single loan closing. This eliminates the need for two separate loans and two closings, saving time and money.
You close once at the beginning of construction. The lender disburses funds in stages as construction progresses (called 'draws'). Once construction is complete, the loan automatically converts to a permanent mortgage without another closing.
Benefits include: one closing instead of two, locked interest rate from the start, no down payment required, no PMI, lower overall costs, and the convenience of working with one lender throughout the entire process.
This depends on the lender. Some lenders allow owner-builders with sufficient construction experience, while others require a licensed general contractor. Check with your lender about their specific requirements.
During construction, you typically pay interest only on the funds that have been disbursed. The lender conducts inspections at various stages before releasing funds. Once construction is complete, the loan converts to a regular VA mortgage.
Most VA construction loans allow 6-12 months for construction to be completed. Extensions may be available if needed, but it's important to work with your builder to create a realistic timeline.
VA Assumable Loans
A VA loan assumption allows a qualified buyer to take over your existing VA loan, including its interest rate and remaining balance. This can be a powerful selling tool, especially when you have a low interest rate in a higher-rate environment.
Both veterans and non-veterans can assume a VA loan, but they must be approved by the lender and meet credit and income requirements. The assumption process is similar to applying for a new loan.
The buyer can take over your existing low interest rate, avoid current higher rates, pay lower closing costs than a new loan, and potentially skip the VA funding fee. This makes your home more attractive to buyers.
If a veteran with sufficient entitlement assumes your loan and substitutes their entitlement, your entitlement is released and you can use it again. If a non-veteran assumes the loan, your entitlement remains tied to that property until the loan is paid off.
The buyer applies with the lender for loan assumption approval. The lender reviews their credit, income, and ability to repay. Once approved, closing occurs where the buyer takes over the loan. The process typically takes 45-90 days.
Yes, but they're typically much lower than new loan costs. The VA charges a 0.5% funding fee on the loan balance (unless the assuming borrower is exempt). There may also be lender processing fees and closing costs.
You'll need to meet the lender's credit requirements, which are typically similar to getting a new VA loan (usually 620+ credit score). However, some flexibility may be available depending on compensating factors.
If you have significant equity, the buyer will need to pay the difference between the loan balance and purchase price. They can use cash, a second mortgage, or seller financing. This is often the biggest challenge in VA loan assumptions.
If the lender approves a release of liability as part of the assumption, you're no longer responsible for the loan. Always request a release of liability to protect yourself from future default by the new buyer.
Advanced VA Loan Topics
If you die, your loan doesn't disappear. Your estate is responsible for the mortgage. However, eligible surviving spouses may qualify for their own VA loan benefits. Life insurance can help ensure your family can maintain the home.
You must occupy the home as your primary residence for at least 12 months. After that, you can rent it out and purchase another primary residence with a new VA loan (if you have remaining entitlement).
The Notice of Value is the official VA appraisal report that establishes the property's fair market value and confirms it meets VA's Minimum Property Requirements. This protects you from overpaying for a property.
Yes, you can purchase a foreclosure with a VA loan as long as the property meets VA's Minimum Property Requirements. However, many foreclosures need repairs, so have a thorough inspection done.
A VA hybrid ARM (Adjustable Rate Mortgage) offers a fixed rate for an initial period (typically 3, 5, or 7 years), then adjusts annually. The VA sets caps on how much the rate can increase, providing some protection.
No, you can't transfer a VA loan from one property to another. However, you can pay off your existing VA loan and use your restored entitlement to purchase a new home.
Residual income is the amount of money you have left over each month after paying all major expenses. The VA uses this to ensure you have enough income to handle everyday living expenses comfortably.
Yes! Active-duty service members stationed overseas can use their VA loan benefits. You may need a power of attorney to handle the closing if you can't be present, but it's definitely possible.
If you're struggling with payments, contact your lender immediately. The VA offers foreclosure avoidance assistance. If foreclosure occurs, the VA pays the lender's claim and may seek repayment from you for any losses.
General Questions
Valor Home Mortgage specializes exclusively in VA loans, bringing unmatched expertise and dedication to serving those who served. We offer personalized service, competitive rates, streamlined processes, and a commitment to honoring your service with exceptional home financing.
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At Valor Home Mortgage, we specialize in VA loans and are committed to helping veterans and service members achieve their homeownership goals. Our experienced team is here to guide you through every step.