Why the VA Loan Beats Everything Else
If you earned it, use it — correctly. The VA home loan is the strongest purchase financing available to any buyer in the country:
- $0 down. 100% financing on the full entitlement — no down payment required.
- No PMI. Ever. Conventional and FHA buyers pay monthly mortgage insurance. You don't. That's real money back in your pocket every single month.
- No loan limit on full entitlement — your buying power isn't artificially capped.
- Competitive rates and no prepayment penalty.
- Reusable, restorable entitlement — this isn't a one-time benefit.
The funding fee — and how to make it disappear
Most VA buyers pay a one-time funding fee (typically 2.15% of the loan on a first-use, zero-down purchase). But here's what a lot of veterans don't realize: if you receive VA compensation for a service-connected disability, the funding fee is fully waived — at any rating, 10% through 100%. On a $400,000 home that's roughly $8,600 you don't pay. It shows right on your Certificate of Eligibility. Confirm your exemption status with the VA or your lender.
The Tactics Most Agents Miss
Anyone can tell you "VA is zero down." Here's where a Realtor who actually knows the program changes your outcome:
1. Seller Concessions to Wipe Out Debt (Up to 4%)
VA lets a seller give concessions up to 4% of the home's reasonable value — and those dollars can do more than cover closing costs. They can pay off your credit cards, collections, and judgments, plus your funding fee, prepaids, and even a rate buydown. Why does that matter? Knocking out that debt lowers your debt-to-income ratio, which can turn a "denied" into an "approved." It's debt consolidation built into the purchase.
Two buckets, don't confuse them
Seller-paid closing costs are not concessions and have no cap. Concessions (the debt-payoff, funding fee, buydown bucket) are capped at 4%. Structured right, a motivated seller can cover both — I negotiate them as separate line items so you capture the maximum. Subject to lender underwriting; never a guarantee.
2. The Assumable-Loan Resale Superpower
A VA loan is assumable — a future qualified buyer can take over your loan, and your interest rate. If you lock a low rate today, that becomes a selling feature later: in a high-rate market, "assume my 4% loan" can make your home more attractive and more valuable than the identical house down the street. You're not just buying a home; you're building a resale lever.
3. Get the VA Appraisal Right the First Time
VA appraisals carry specific property-condition standards (the "Minimum Property Requirements"). An agent who doesn't know them lets you write offers on homes that will never pass — costing you weeks and inspection money. I steer you toward properties that will clear VA, and I know how to handle it when an appraisal comes in with conditions.
A note, veteran to veteran
I served in the Marine Corps, and I'm service-connected myself — so this isn't a talking point I read off a script. I understand the COE, the funding-fee exemption, the appraisal quirks, and how to stack concessions because I've lived it and I do it for fellow vets constantly. You earned this benefit. Let's use every inch of it.
VA Loan FAQ
Is the funding fee waived if I have a disability rating?
Yes — fully waived at any rating (10%–100%) if you receive VA compensation for a service-connected disability. On a first-use, zero-down purchase the fee is normally 2.15% of the loan, so the waiver saves roughly $8,600 on a $400K home. It appears on your Certificate of Eligibility. Confirm your exemption with the VA or lender.
Can the seller pay off my debt to help me qualify?
Sometimes. VA concessions (up to 4% of reasonable value) can pay off credit cards, collections, judgments, the funding fee, prepaids, and buydowns — lowering your DTI to help you qualify. Separately, seller-paid closing costs aren't concessions and have no cap. Subject to underwriting; never guaranteed. I negotiate the two buckets separately to maximize what you capture.
Is a VA loan assumable?
Yes. A qualified buyer can assume your loan and inherit your rate (with lender and VA approval). If you lock a low rate now, that becomes a real resale advantage in a high-rate market — a feature that can make your home worth more than the one next door.
Can I use my VA benefit more than once?
Yes. Entitlement is reusable and can be restored. Many veterans use a VA loan multiple times across a lifetime. If you've used it before, we'll check your remaining or restorable entitlement with the lender.
Can I combine a VA loan with new construction or builder incentives?
Absolutely. Veterans can pair the zero-down VA loan with builder rate buydowns and incentives on new homes — often the lowest total out-of-pocket path available. See my new construction page.