VA HOME FINANCING
VA Home Loans
Use an earned home-loan benefit to purchase, build, or refinance an eligible primary residence with financing designed for qualified veterans, active-duty service members, and certain surviving spouses.
Eligible no-down-payment purchase options
No monthly private mortgage insurance
Available for eligible purchases and refinances
Eligibility, entitlement, occupancy, appraisal, funding-fee, credit, and lender requirements apply.
EARNED BENEFITS · CLEAR GUIDANCE
A VA Mortgage Strategy Built Around Eligibility and Long-Term Goals
VA loans are mortgages guaranteed in part by the U.S. Department of Veterans Affairs. They may offer qualified borrowers valuable benefits, including eligible no-down-payment financing, no monthly private mortgage insurance, and competitive loan structures.
Golden Oak Mortgage Group helps borrowers review Certificate of Eligibility information, entitlement, funding-fee treatment, property requirements, estimated payment, closing costs, and available lender options before moving forward.
WHEN VA FINANCING MAY FIT
Is a VA Home Loan Right for You?
Military Eligibility
Designed for eligible veterans, active-duty service members, qualifying National Guard or Reserve members, and certain surviving spouses.
No-Down-Payment Options
Qualified borrowers may be able to finance an eligible primary residence without a down payment, subject to entitlement and lender requirements.
No Monthly PMI
VA financing does not require monthly private mortgage insurance, although a VA funding fee may apply unless the borrower is exempt.
Competitive Loan Structures
Compare rates, points, lender credits, and term options from participating VA-approved lending partners.
Primary-Residence Financing
Use eligible VA financing to purchase, build, improve, or refinance a home intended as the borrower’s primary residence.
Guidance Through the Process
Review eligibility, COE, appraisal, property standards, costs, and lender requirements with a Golden Oak mortgage advisor.
WHAT TO REVIEW EARLY
Build the VA Loan Plan Around the Complete Scenario
A strong VA mortgage plan starts with more than the advertised benefits. Eligibility, entitlement, funding-fee treatment, property standards, appraisal timing, seller contributions, and lender overlays all matter.
Confirm service-based eligibility and obtain or update the Certificate of Eligibility.
Review available entitlement, prior VA loan usage, and any restoration considerations.
Determine the applicable fee, financing treatment, and whether an exemption may apply.
Confirm primary-residence use, property eligibility, appraisal, and minimum-property standards.
Compare seller contributions, lender credits, closing costs, prepaid items, payment, and cash needed.
PLAN YOUR SCENARIO
Helpful VA Mortgage Calculators
Estimate the funding fee, payment, closing costs, and refinance scenario before reviewing the complete assumptions with a Golden Oak mortgage advisor.
COMMON QUESTIONS
VA Home Loan FAQs
What is a VA home loan?
A VA home loan is a mortgage guaranteed in part by the U.S. Department of Veterans Affairs and offered through approved private lenders to eligible borrowers.
Who may be eligible for VA financing?
Eligibility may extend to certain veterans, active-duty service members, National Guard or Reserve members, and qualifying surviving spouses. Final eligibility is determined under VA requirements.
What is a Certificate of Eligibility?
The Certificate of Eligibility, or COE, documents the borrower’s VA home-loan eligibility and entitlement information. A lender may often obtain it electronically.
Do VA purchase loans require a down payment?
Qualified borrowers with sufficient entitlement may be eligible for no-down-payment financing. A down payment may still be needed or preferred depending on entitlement, loan size, lender requirements, or the borrower’s strategy.
Does a VA loan require monthly PMI?
No. VA loans do not require monthly private mortgage insurance. A one-time VA funding fee may apply unless the borrower qualifies for an exemption.
What is the VA funding fee?
The VA funding fee is a charge that helps support the VA loan program. The amount depends on the transaction, down payment, prior use, and other factors. Certain eligible borrowers may be exempt.
Can VA financing be used for a second home or investment property?
VA loans are generally intended for an eligible primary residence. They are not ordinarily used to purchase a vacation home or a property acquired solely as an investment.
What property types may qualify?
Eligible property types may include single-family homes, certain condominiums, townhomes, approved manufactured homes, and some new-construction properties, subject to VA and lender requirements.
Can the VA home-loan benefit be used more than once?
Yes. VA loan benefits may be reusable. Available entitlement and restoration requirements depend on the borrower’s prior VA loan history and current circumstances.
Does the VA set a minimum credit score?
The VA does not publish a universal minimum credit score for its guaranty, but individual lenders establish their own credit and underwriting requirements.
Can a borrower refinance with VA financing?
Eligible borrowers may have access to a VA IRRRL for an existing VA loan or a VA cash-out refinance, subject to applicable program and lender requirements.
Why compare multiple VA lenders?
Participating lenders may differ in rates, points, lender credits, credit standards, overlays, documentation, property eligibility, and closing timelines.
READY TO USE YOUR VA BENEFIT?
We Can Help
Review entitlement, funding-fee status, estimated payment, closing costs, property requirements, and available lender options with a Golden Oak mortgage advisor.
This page is provided for general informational purposes and is not a commitment to lend or a determination of VA eligibility. All loans are subject to application, underwriting, credit approval, Certificate of Eligibility review, entitlement, occupancy, property review, VA appraisal, program requirements, and lender availability. Funding-fee treatment, exemptions, rates, costs, and lender guidelines may change or vary by borrower and transaction.