The VA home loan is one of the strongest wealth-building tools in the federal portfolio: zero down payment, no PMI (private mortgage insurance), competitive interest rates, no prepayment penalty. Most veterans + active-duty + Reserve/Guard members qualify after 90+ days of service.
Quick Answer
Active-duty 90+ days OR veteran with qualifying service-length + non-dishonorable discharge.
Requirements
90+ days active duty during wartime, OR 181+ days active duty during peacetime, OR 6+ years Reserve/Guard service, OR surviving spouse (under specific conditions)
Non-dishonorable discharge
Get a Certificate of Eligibility (COE) — proves you qualify
Find a VA-approved lender (most major banks + credit unions are approved)
Property must be your primary residence (not investment property)
Property must pass VA Minimum Property Requirements (MPR) — basically habitable + safe
Benefits + what's covered
Zero down payment (full 100% financing)
No PMI ever (saves $100-$300/month on a $300K loan vs conventional)
VA funding fee (1.4-3.6% of loan, can be financed) — waived if you have 10%+ disability rating
Reusable: you can use VA loans multiple times (after paying off the previous one)
The cash-at-closing gap: VA loan covers 100% of mortgage but does NOT cover closing costs (~$11,700 median 2025), earnest money, or appraisal gap. Wounded Warriors Housing Down-Payment Assistance bridges that gap — see /grants/housing for foundation funding.
Fastest application path
Get COE at va.gov/housing-assistance/home-loans/how-to-apply/ or via your lender (most lenders pull it for you). Pre-approval typically takes 3-7 business days. Closing typically 30-45 days from offer accepted.
Common pitfalls (avoid these)
⚠ Not knowing about the funding-fee waiver for 10%+ disability rating (saves thousands)
⚠ Picking a lender unfamiliar with VA loans (some charge VA-loan-specific add-on fees that should be illegal)
⚠ Forgetting closing costs (loan covers mortgage but not closing — see /grants/housing)
⚠ Using VA loan on investment property (not allowed — primary residence only)
⚠ Letting the COE expire (it doesn't — but the property eligibility can change)
Common questions
I have a service-connected disability rating. Does that help with the VA loan?
Yes. 10%+ disability rating waives the VA funding fee (1.4-3.6% of the loan = $4,200-$10,800 savings on a $300K loan). It also can help with closing-cost negotiation since lenders often have discretion on lender fees. Document your rating with a VA disability award letter when applying.
Can I use my VA loan on a multifamily home?
Yes — up to 4 units. You must occupy one of the units as your primary residence. The other 1-3 units can be rented out. This is one of the strongest VA-loan strategies — buy a 4-plex with zero down, live in one unit, rent the other 3, the rental income often covers the mortgage entirely.
I bought a house with a VA loan, then sold it. Can I use it again?
Yes. VA loans are reusable. As long as the previous loan is paid off (or assumed by another VA-eligible buyer), your VA loan eligibility resets. Some veterans have used the VA loan 5-10+ times across a lifetime.
My credit score is below 620. Can I still get a VA loan?
VA itself has no minimum credit score, but most lenders require 580-620+. Some VA-specialty lenders (Veterans United, USAA) will go down to 500-580 with extra documentation. If your score is below 580, work on credit repair first (often 6-12 months to clean up). VA-loan disability discharge for medical/PTSD can sometimes restore credit eligibility — talk to a HUD-certified housing counselor.