First-Time Home Buyer VA Loans in San Antonio
First-Time Home Buyers: The Short Version
A first-time home buyer using a VA loan in San Antonio needs no down payment, pays no monthly mortgage insurance, and can have the seller pay closing costs. You need a Certificate of Eligibility, qualifying income and credit, and the home must be your primary residence and pass a VA appraisal. First-time buyers also pay a lower VA funding fee than repeat users — 2.15% of the loan amount with zero down, versus 3.3% on a later use — and the fee is waived entirely if you receive VA disability compensation.
If this is your first home, the VA loan is the strongest first-time buyer program in the country and nobody has to convince you to save a 20% down payment first. We are a veteran-owned mortgage company in San Antonio and VA loans are what we do every day.
How You Qualify
Service requirement
Generally 90 consecutive days of active duty during wartime, 181 days during peacetime, or 6 years in the Reserves or National Guard. Your Certificate of Eligibility confirms it.
No down payment with full entitlement
First-time users almost always have full entitlement, which means no VA loan limit and no down payment on a primary residence.
Credit and income
We work with FICO scores from 500 and up. VA has no minimum score of its own — underwriting looks at payment history, debt-to-income, and residual income.
Primary residence only
You must intend to occupy the home, generally within 60 days of closing. VA loans are not for investment property or second homes.
Lower funding fee on first use
First-time VA loan users pay 2.15% with no down payment. Putting 5% or 10% down lowers it further, and veterans receiving VA disability compensation are exempt entirely.
What To Bring
- Certificate of Eligibility (we can pull it for you)
- DD-214 (veterans) or a current statement of service (active duty)
- Last 30 days of pay stubs or your most recent LES
- Last two years of W-2s and tax returns
- Two months of bank statements
- Photo ID and Social Security number for the credit pull
Common Mistakes
Assuming you need a down payment
The most common reason first-time military buyers keep renting is believing they need 20% down. With full VA entitlement the required down payment is zero.
Paying lender fees you do not owe
VA caps what a veteran can be charged. We charge zero lender fees, and the seller is allowed to pay your closing costs and up to 4% in concessions.
Opening new credit before closing
Financing furniture or a truck between pre-approval and closing changes your debt-to-income ratio and can cost you the loan. Wait until after you have the keys.
Shopping without a real pre-approval
In San Antonio, sellers take VA offers seriously when they come with a verified pre-approval. A rate-quote screenshot is not a pre-approval.
Step By Step
Get pre-qualified
About five minutes. You get a real number and a payment estimate by county.
Pull your Certificate of Eligibility
We request it for you in most cases — you do not need to chase the VA yourself.
Shop with an agent who knows VA
San Antonio has plenty of them. We can point you toward agents who write VA offers weekly.
Offer, appraisal, underwriting
The VA appraisal checks value and minimum property requirements. Most issues are small and negotiable.
Close
Our average VA closing is about 21 days.
First-Time Home Buyers: VA Loan Questions
Quick Answer
A first-time home buyer using a VA loan in San Antonio needs no down payment, pays no monthly mortgage insurance, and can have the seller pay closing costs. You need a Certificate of Eligibility, qualifying income and credit, and the home must be your primary residence and pass a VA appraisal. First-time buyers also pay a lower VA funding fee than repeat users — 2.15% of the loan amount with zero down, versus 3.3% on a later use — and the fee is waived entirely if you receive VA disability compensation.
Where This Applies in San Antonio
Same benefit, different neighborhoods, counties, and situations. These pages go deeper.
Where You're Buying
County Loan Limits
Other Situations
Ready To See Your Numbers?
Get pre-qualified in about five minutes and shop with a real number in hand.
Proudly Serving Military Families Since 2019