VA purchase
Buy with $0 down — and no mortgage insurance.
The VA home loan is one of the strongest benefits you earn. Here's what it does, who qualifies, and how to use it on a PCS timeline.
Who's eligible
- Active duty service members, typically after 90 continuous days of service.
- Veterans who meet minimum service requirements and weren't dishonorably discharged.
- National Guard and Reserve members who meet service requirements, including qualifying activations.
- Certain surviving spouses.
Your Certificate of Eligibility (COE) confirms it — A VA loan specialist can usually pull it for you in minutes.
What makes it different
- $0 down for eligible borrowers with full entitlement.
- No monthly PMI, which often makes the payment lower than a conventional loan with 5% down.
- No VA loan limit with full entitlement — income and credit set your ceiling.
- Funding fee can be financed and is waived for veterans receiving VA disability compensation.
- 2–4 unit homes qualify when you live in one unit — rent from the others can help you qualify.
Buying on PCS orders
You don't need to be living in the area yet. Lenders can qualify you using your PCS orders, so you can shop virtually or on a house-hunting trip and close around your report date. VA rules generally expect you to move in within a reasonable time after closing; a spouse can satisfy occupancy if you're deployed.
Using VA a second time
Already have a VA loan on your last house? Depending on your remaining entitlement, you may be able to use VA again without selling — a common way military families build a rental portfolio over several PCS moves.
Talk to a real person
Want your COE pulled today?
A straight answer in about 10 minutes — no application, no credit pull, no obligation. Se habla español.
Ashley Hickmon · SVP Sales Development & Growth, Fairway Independent Mortgage Corporation · NMLS #250615
Verified client reviews
Trusted by 1,200+ borrowers.
“Ashley went above and beyond to make sure we had the right loan for us. She provided us options so we could run the numbers to make the best decision. There were zero hiccups in the process — smoothest financing we've ever done.”
“Took her time explaining everything to us as we went through the process. She was always available by phone, email or text to answer our questions. She went above and beyond to make everything work, and thought outside of the box.”