Loan Programs
VA Loans: a powerful benefit for eligible veterans & service members
Learn how VA loans work, what you may qualify for, and how to prepare for pre-approval—so you can shop for a home with confidence.
Why VA loans
Key advantages of a VA loan
What to know
How VA loans work (in plain English)
VA loans are backed by the U.S. Department of Veterans Affairs. The VA guarantee helps lenders offer favorable terms to eligible borrowers.
Eligibility & COE
Most borrowers start with a Certificate of Eligibility (COE). This confirms your service-based eligibility and entitlement.
Funding fee
VA loans may include a one-time VA funding fee (some borrowers are exempt). It can often be financed into the loan amount.
Occupancy requirement
VA loans are intended for primary residences. You’ll generally need to occupy the home within a reasonable timeframe after closing.
Appraisal & property standards
The VA appraisal helps confirm value and basic property condition. Some repairs may be required to meet VA minimum property requirements.
#eligibility
VA loan eligibility & pre-approval checklist
Use this as a quick roadmap. I’ll help you confirm eligibility, estimate payment, and gather what you need for a smooth pre-approval.
1) Confirm eligibility (COE)
We’ll request your COE and review entitlement. If you’ve used a VA loan before, we’ll confirm what’s available for your next purchase.
2) Review income & debts
We’ll look at your income, monthly obligations, and residual income guidelines to estimate a comfortable payment range.
3) Gather documents
Typically: pay stubs, W-2s (or tax returns), bank statements, and ID. If you’re self-employed, we’ll review business docs and returns.
4) Get pre-approved & plan your offer
Once pre-approved, we’ll discuss offer strategy, appraisal timing, and how to structure seller credits (when appropriate).