Dedicated VA Loan Specialists for Military Families and Veterans

The VA home loan is arguably the most powerful wealth-building tool available to the American veteran. Unlike conventional financing that often requires a 20% down payment to avoid Private Mortgage Insurance (PMI), the VA program allows for 100% financing. Our specialists focus on calculating your remaining entitlement, especially for those who currently own a home at a previous duty station and are looking to utilize a secondary tier of entitlement for their next purchase. We handle the heavy lifting of pulling your Certificate of Eligibility (COE) through the LGY (Loan Guaranty) system, ensuring your service history is documented accurately to secure the best possible terms.

A PCS move introduces variables that standard lenders rarely account for—specifically deployment timelines and Dislocation Allowances (DLA). We synchronize your closing date with your report-then-duty (RNTD) dates to minimize out-of-pocket temporary lodging expenses. Our team is well-versed in the 'occupancy requirement' of the VA loan, which typically requires the borrower to occupy the home as a primary residence within 60 days of closing. If a deployment or training exercise creates a conflict, we work within the regulatory framework to establish spousal occupancy or apply for extensions, ensuring your loan remains compliant with federal guidelines.

One of the most common friction points in a VA transaction is the appraisal process. VA-assigned appraisers look for Minimum Property Requirements (MPRs) to ensure the home is safe, sound, and sanitary. This includes checking for lead-based paint, ensuring adequate heating, and verifying structural integrity. We provide our clients with a pre-inspection checklist to identify these potential 'deal-killers' before the appraiser even steps foot on the property. By identifying issues like wood-destroying insects (WDI) early, we save our veterans from the frustration of failed inspections and delayed closings.

The VA Funding Fee is a one-time payment made to the Department of Veterans Affairs to help sustain the program for future generations. However, many veterans are unaware that they may be exempt from this fee if they have a service-connected disability rating of 10% or higher, or if they are a surviving spouse. Our specialists conduct a thorough review of your Disability Compensation award letter to ensure you aren't paying thousands of dollars in unnecessary fees. If you are not exempt, we calculate how to roll this fee into your total loan amount to keep your initial cash-to-close as low as possible.

Whether you are looking for a property near the North Burnet technology corridor or closer to the Gatesville side of base, location matters for resale and BAH (Basic Allowance for Housing) alignment. We analyze local market data to ensure your monthly mortgage payment fits comfortably within your E-5 to O-6 BAH rates, allowing you to build equity without overextending your family's finances. Our expertise covers both suburban developments and more rural properties that meet VA's accessibility and utility standards, providing a wide range of options for your permanent housing solution.