VA Loans for Reserve and National Guard Members
Reserve & National Guard: The Short Version
Reserve and National Guard members qualify for a VA home loan after 6 years of creditable service in the Selected Reserve or National Guard, or after 90 days of active-duty service under Title 10, or 90 cumulative days under Title 32 with at least 30 consecutive days. Guard and Reserve members get the identical benefit as active duty: no down payment, no monthly mortgage insurance, and no VA loan limit with full entitlement. The funding fee is the same as active duty.
A lot of Guard and Reserve members never use their VA benefit because someone told them it was only for active duty. It is not. Once you meet the service requirement, your loan terms are identical.
How You Qualify
6 years in the Selected Reserve or Guard
Six creditable years in the Selected Reserve or National Guard, with an honorable discharge, continued service, or transfer to the Standby/Ready Reserve, establishes eligibility.
90 days of Title 10 active duty
Called up under Title 10 for at least 90 days? That qualifies you the same way as active-duty service, even if you have not hit 6 years.
Title 32 service counts too
90 cumulative days of Title 32 duty, including at least 30 consecutive days, meets the National Guard service requirement.
Same terms as active duty
No down payment, no monthly mortgage insurance, no loan limit with full entitlement, and the same funding fee percentages.
Drill income can be used
Drill pay is generally usable as qualifying income with a documented two-year history and reasonable likelihood of continuance.
What To Bring
- NGB Form 22 and NGB 23 (National Guard) or a points statement
- Retirement Points Accounting Statement for Reserve members
- DD-214 for any active-duty periods, including Title 10 activations
- Current statement of service if still drilling
- Two years of W-2s including drill pay, plus recent LES
- Two months of bank statements and 30 days of pay stubs from civilian employment
Common Mistakes
Believing you are not eligible
This is the single biggest one. Guard and Reserve members routinely assume the benefit is active-duty only and never apply.
Missing points statements
Guard and Reserve eligibility usually hinges on paperwork the VA needs to see. Pull your points statement early so the Certificate of Eligibility does not delay you.
Leaving drill income off the application
Drill pay is real qualifying income. Excluding it can cost you buying power you actually have.
Assuming a higher funding fee
Since 2020 the funding fee is the same for Guard and Reserve as for active duty. Older articles saying otherwise are out of date.
Step By Step
Pull your service records
NGB 22/23, points statement, or DD-214 for activations.
Request your Certificate of Eligibility
We handle the request in most cases and tell you exactly what is missing if it kicks back.
Get pre-qualified with drill income included
About five minutes, and it uses the income you actually earn.
Shop and write the offer
Same zero-down VA offer an active-duty buyer would write.
Close
Average VA closing around 21 days.
Reserve & National Guard: VA Loan Questions
Quick Answer
Reserve and National Guard members qualify for a VA home loan after 6 years of creditable service in the Selected Reserve or National Guard, or after 90 days of active-duty service under Title 10, or 90 cumulative days under Title 32 with at least 30 consecutive days. Guard and Reserve members get the identical benefit as active duty: no down payment, no monthly mortgage insurance, and no VA loan limit with full entitlement. The funding fee is the same as active duty.
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.
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