Loan programs · Florida, Ohio & Texas
Earned benefits, properly used
Available in Fort Myers, Cape Coral, Naples and across Florida · Dallas, Fort Worth, Houston, Austin, El Paso and across Texas · Columbus, Cleveland, Cincinnati and across Ohio
VA loans are guaranteed by the U.S. Department of Veterans Affairs for veterans, active service members and eligible surviving spouses. No down payment for eligible borrowers, no monthly mortgage insurance, and limits on what the buyer can be charged. It is one of the strongest benefits in the housing market, and it is regularly left on the table.
Southwest Florida has a large veteran community, El Paso has Fort Bliss, and Ohio has Wright-Patterson. I broker VA loans in all three states, and I take the time to explain how the guarantee, the funding fee and the appraisal actually work rather than assuming you already know.
The first step is your Certificate of Eligibility, which confirms your service qualifies and how much entitlement you have. I can usually pull it through the lender portal in minutes. Full entitlement means no down payment regardless of price, subject to what you qualify for.
The VA charges a one-time funding fee that is normally rolled into the loan. Veterans receiving compensation for a service-connected disability are exempt, and that exemption is worth checking carefully because it is missed more often than it should be.
VA appraisals carry Minimum Property Requirements. The house has to be safe, structurally sound and sanitary, which is a reasonable bar but one that a fixer-upper may not clear. The home also has to be one you will live in. For a rental, look at DSCR or conventional investment loans instead.
For eligible borrowers a VA loan can be done with no money down, which removes the single largest obstacle outright.
VA loans do not carry monthly mortgage insurance even with no down payment, which lowers the monthly cost meaningfully. A funding fee does apply, and I will show you exactly how it works on your loan.
Veterans, active service members and eligible surviving spouses. Florida, Texas and Ohio all have large veteran communities, and this benefit is regularly left on the table.
Entitlement can be restored after a VA loan is paid off, and in some cases you can hold two VA loans at once. It depends on the numbers, and I will walk you through them.
Whether this is the right program depends on your situation, the property and current guidelines, which change. That is the conversation to have before you start looking, not after you have found the house.
Good fit
Look elsewhere
I’m a broker. If your loan doesn’t fit one lender’s box, I’m not out of options. I shop it. And when it fits everywhere, they compete for it.
Questions
Veterans who meet the service requirements, active duty service members, certain National Guard and Reserve members, and eligible surviving spouses. The Certificate of Eligibility settles it, and I can help you obtain it.
For eligible borrowers with full entitlement, yes, no down payment is required by the VA. You still have to qualify for the payment, and some buyers choose to put money down anyway to reduce the funding fee or the monthly cost.
A one-time fee charged by the VA that keeps the program running. It varies with your down payment and whether you have used the benefit before, and it is usually financed into the loan. Veterans receiving service-connected disability compensation are typically exempt.
Yes, if the condominium project is VA approved. Many in Southwest Florida are. I check the approval list before we write an offer.
Yes. Entitlement can be restored once a previous VA loan is paid off, and in some situations remaining entitlement allows a second VA loan while the first is still open.
Not a commitment to lend. All loans subject to credit approval and underwriting on a complete file. Program availability and guidelines change, so confirm current terms before relying on them. Equal Housing Opportunity.
