LOOK BEYOND THE PURCHASE PRICE
THE REAL QUESTION ISN'T "HOW MUCH CAN I BORROW" — IT'S "WHAT FITS"
Even with zero down, you may still have closing costs and prepaid expenses. Eligible seller or builder credits can sometimes help cover part of these costs, within VA limits.
Your payment is also more than principal and interest — property taxes, insurance, and HOA dues all factor in, and in Texas, property taxes can move it more than people expect.
The goal isn't the biggest price you qualify for. It's a payment that actually fits.
START WITH THE BASICS
WHAT YOUR VA BENEFIT ACTUALLY OFFERS
A VA-backed loan is a mortgage from a private lender, partly guaranteed by the VA — removing some of the biggest barriers to buying a home for eligible buyers.
NO REQUIRED DOWN PAYMENT IN MANY CASES
Eligible borrowers may finance up to 100% of the purchase price, subject to entitlement, appraisal, and lender approval.
NO MONTHLY PRIVATE MORTGAGE INSURANCE
VA loans generally do not require monthly private mortgage insurance, which can make the monthly payment structure different from some low-down-payment conventional or FHA options.
A FUNDING FEE, GENERALLY A ONE-TIME CHARGE WHEN APPLICABLE
paid at closing or financed into the loan. Certain borrowers, including veterans receiving VA disability compensation, are exempt — your lender can verify your exemption status.
RATES SET BY YOUR LENDER, NOT THE VA
compare the full offer, not just the advertised rate. Your VA benefit and your loan approval aren't the same thing — income, debts, credit, and the property still have to qualify. We work with many veterans and military families around San Antonio and Joint Base San Antonio — weighing rent versus buy? Compare the numbers.
TEXAS VETERANS
TWO PROPERTY-TAX EXEMPTIONS WORTH KNOWING
A PARTIAL EXEMPTION (Tax Code §11.22) applies to any one property you own, scaled to your VA disability rating: $5,000 off taxable value for 10%–29%, $7,500 for 30%–49%, $10,000 for 50%–69%, or $12,000 for 70% and up. These reduce taxable value, not your bill directly. Apply with Form 50-135.
A FULL HOMESTEAD EXEMPTION (§11.131) is available if the VA has awarded you 100% disability compensation for a service-connected disability, together with either a 100% disability rating or a VA determination of individual unemployability — it exempts your entire primary residence's appraised value. Homestead only, and not every disabled veteran qualifies. Apply with Form 50-114.
Either way, this isn't automatic, and a lender's first estimate may not reflect it. File with your county appraisal district, generally by April 30 — confirm before closing, not after.
BUILDERS & NEW HOMES
VA FINANCING CAN WORK WITH NEW CONSTRUCTION
VA buyers aren't limited to resale homes — many new-construction homes qualify when the builder, property, and transaction meet VA's requirements. Builder incentives can be real value or a distraction. Compare:
PRICE
the actual contracted price, not the advertised base.
FINANCING
rate, lender credits, and fees, not just the incentive.
PROPERTY
lot, upgrades, taxes, HOA, warranties, and fit.
FROM BENEFIT TO CLOSING
A CLEAR VA HOME-BUYING PATH
STEP 1: CONFIRM YOUR BENEFIT & YOUR NUMBERS
Confirm eligibility and entitlement, then review income, debts, cash, and what payment fits your budget.
STEP 2: GET FINANCING ALIGNED
Work with a VA-experienced lender to get your qualification and loan approval in place.
STEP 3: SEARCH & COMPARE HOMES
Define what you're looking for, then weigh price, condition, incentives, taxes, and fit on homes you like.
Ready to see what's available?
STEP 4: CONTRACT, APPRAISAL & INSPECTION
Negotiate your contract, then move through the VA appraisal (value and basic safety) and an independent inspection (actual condition) — not the same step, and both matter.
STEP 5: FINALIZE & CLOSE
Clear final lender requirements, complete your walkthrough, sign your closing documents, and get your keys.
The exact sequence can vary by transaction, lender, property, and individual circumstances.
COMMON VA HOME BUYING QUESTIONS
Does new construction work differently with a VA loan?
It can — requirements vary by how complete the home is: finished, under construction, or built with a construction loan. The VA appraisal checks minimum property standards; local building inspections and an independent home inspection are separate from that. Ask your builder and lender early.
Does my VA disability rating guarantee loan approval?
Should I use the builder's lender or my own lender?
READY WHEN YOU ARE
BUILD YOUR VA HOME-BUYING PLAN
Whether you're months out or ready to look today, the next step is getting clear on your numbers, priorities, and options — together.