The VA Loan Process, Step by Step

Confirm you have VA home loan entitlement. Your lender can pull the COE electronically in minutes in most cases.

• Active duty: a statement of service signed by your command.
• Veterans: DD-214, member copy 4.
• National Guard and Reserve: NGB-22 or points statements.
• Surviving spouses: VA Form 26-1817 and the service member's DD-214.

A pre-approval means credit was pulled and income documents were reviewed. It is what makes your offer competitive against other buyers near JBSA.

• Two most recent LES or pay stubs.
• Two years of W-2s or tax returns if self-employed.
• Two months of bank statements.
• Photo ID and, if applicable, your PCS orders.

Turn your BAH and income into a purchase price that includes taxes and insurance, not just principal and interest. VA loans have no PMI, which frees up real monthly dollars.

• Include county property taxes for the specific area — Bexar, Guadalupe and Comal differ.
• Decide whether you want the payment at or below BAH.
• Account for the VA funding fee, which is normally financed into the loan.

Work with an agent who has closed VA transactions in this market. Present the pre-approval with the offer and address the seller's VA concerns up front.

• Pick the area that fits your gate: Lackland, Randolph, Fort Sam or Camp Bullis.
• Keep the option period realistic so inspections and the appraisal can both happen.
• State clearly which closing costs, if any, you are asking the seller to cover.

The appraisal is assigned by VA to an approved appraiser. Order it immediately, because appraiser capacity is the biggest scheduling variable in the file.

• The VA appraisal establishes value and checks minimum property requirements.
• It is not a home inspection. Hire your own inspector separately.

An independent inspection protects you on condition. The VA appraisal only protects VA on value and basic habitability.

• Negotiate repairs during the option period, not after.
• On new construction, do a pre-drywall walk if the builder allows it.

Underwriting verifies income, assets, credit and the appraisal, then issues a conditional approval with a list of items to clear.

• Return conditions the same day you receive them — this is the single biggest lever on your closing date.
• Do not open new credit, change jobs, or make large unexplained deposits.
• Bind homeowners insurance and send the policy to the lender.

Once conditions are cleared you receive a Closing Disclosure. Federal rules require a three-business-day waiting period before you can sign.

• Compare the Closing Disclosure to your Loan Estimate line by line.
• Confirm the funding fee, prepaids and escrow setup.
• Arrange wired funds only after verbally verifying wire instructions by phone.

Walk the home, sign at title, and the loan funds. In Texas, funding and recording typically happen the same day and you get keys.

• Bring photo ID.
• Confirm agreed repairs were completed before you sign.
• Certify your intent to occupy, generally within 60 days of closing.