VA Loans
The #1 Benefit Most Veterans Never Fully Use
A VA loan is a government-backed mortgage for eligible veterans, active-duty service members, and surviving spouses. Because it’s guaranteed by the U.S. Department of Veterans Affairs, lenders like Team Aronheim can offer better terms than many conventional mortgages.
- No down payment
- Loans up to $3M
- No private mortgage insurance (PMI)
- Government guarantee
- $0 origination (IRRRL)
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At Team Aronheim, we've helped thousands of veterans, active-duty families, and military spouses use their VA loan benefit to buy a home — many of them without spending a dollar on a down payment.
Whether this is your first home purchase or you're looking to refinance an existing mortgage, our team will walk you through every step and make sure you're using your benefit to its fullest potential.
What Is a VA Loan?
A VA loan (Veterans Affairs loan) is a mortgage backed by a U.S. government guarantee. The Department of Veterans Affairs doesn’t lend money directly but guarantees part of the loan, reducing lender risk and allowing eligible borrowers to receive better terms.
Created in 1944 under the GI Bill, VA loans were designed to help returning veterans buy homes. Today, the program has helped over 28 million veterans and service members become homeowners.
- $0 down payment in most cases
- No private mortgage insurance (PMI)
- Low VA mortgage rates, often below conventional
- Flexible credit requirements
- Limited closing costs set by the VA
- Reusable benefit — VA loans can be used more than once
A VA home loan can be used to buy a single-family home, a multi-unit property (up to 4 units, if the borrower occupies one unit), a condominium in a VA-approved project, or to refinance an existing mortgage.
At Team Aronheim, we help borrowers compare offers from multiple lenders to secure competitive mortgage rates.
VA Loan Eligibility: Who Qualifies?
VA loan eligibility is determined primarily by your military service history. To qualify, you must meet the service requirements set by the Department of Veterans Affairs and obtain a Certificate of Eligibility (COE).
You may be eligible for a VA loan if you meet one of the following criteria:| Service Category | Minimum Requirement |
|---|---|
| Wartime service | 90 consecutive days of active duty |
| Peacetime service | 181 days of continuous active duty |
| Post-1990 (Gulf War era) | 24 months of continuous active duty, OR 90 days minimum if discharged for hardship or reduction in force |
| National Guard / Reserves | 6 years of service, OR 90 days of active duty under Title 10 orders (including COVID-19 deployment) |
| Surviving spouses | Spouse of a veteran who died in service or from a service-connected disability, and has not remarried |
Additional VA Loan Requirements
Beyond service eligibility, lenders evaluate the following:
Credit scoreThe VA does not set a minimum credit score, but most lenders (including Team Aronheim) require a minimum of 580–620. Higher scores improve your rate options. |
Debt-to-Income (DTI) RatioVA loans do not have a strict DTI limit. Approval is based on residual income and overall borrower profile, and higher DTI ratios may be accepted with strong compensating factors. |
OccupancyVA loans are for primary residences only. You must intend to occupy the home within a reasonable time after closing |
Discharge statusBorrowers discharged under 'other than honorable' conditions may still be eligible — the VA evaluates each case individually |
Not sure if you qualify? Contact Team Aronheim for a free eligibility check. We'll pull your COE and review your service record at no cost and with no obligation.
Schedule a MeetingVA Loan Calculator
Estimate your VA loan payment. Includes the funding fee and no PMI for a more accurate result.
VA Loan Rates Today
VA mortgage rates are typically 0.25%–0.50% lower than comparable conventional loans because the VA guarantees part of the loan, reducing lender risk.
On a $400,000 loan, even a 0.375% lower rate can save about $90 per month.
What affects your VA rate:
- Credit score
- Loan term (15 vs 30 years)
- Discount points
- Market conditions
VA rates change daily, but once you're under contract, your rate can be locked for 30–60 days.
Contact Team Aronheim for today's VA rate quote and a comparison with conventional and FHA options.
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VA Loan With No Down Payment: Buy a Home for $0 Down
One of the biggest advantages of a VA loan is the ability to purchase a home with no down payment.
Instead of requiring cash upfront, the VA guarantees part of the loan, allowing eligible veterans and service members to finance 100% of the home price.
VA Entitlement
- Full entitlement — no loan limits and $0 down required
- Reduced entitlement — if you already have a VA loan, a down payment may apply
Lower Monthly Costs
- VA loans often cost less per month than FHA loans because they don't require mortgage insurance.
Example: $400,000 home, VA loan at 6.5% vs. conventional 5% down at 7.0% with PMI. VA monthly payment ≈ $2,528. Conventional ≈ $2,722 (including PMI). VA saves $194/month — over $2,300/year.
VA Funding Fee: What It Is, What It Costs, and Who Is Exempt
The VA funding fee is a one-time fee paid to the Department of Veterans Affairs that helps sustain the VA loan program for future generations of service members. Unlike private mortgage insurance, it's paid once — not monthly — and can be rolled into the loan balance so you don't need cash at closing.
2025–2026 VA Funding Fee Chart| Loan Type & Down Payment | Regular Military | Reserves / Guard |
|---|---|---|
| First use, 0% down | 2.15% | 3.30% |
| First use, 5%–9.99% down | 1.50% | 1.50% |
| First use, 10%+ down | 1.25% | 1.25% |
| Subsequent use, 0% down | 3.30% | 3.30% |
| Subsequent use, 5%+ down | 1.50% | 1.50% |
| IRRRL (streamline refi) | 0.50% | 0.50% |
| Cash-out refinance | 2.15% | 3.30% |
Get a personalized VA mortgage quote from Team Aronheim at CrossCountry Mortgage. No obligation — just clear guidance on whether you qualify and what your payment would look like.
Prefer to talk? Call us: +1 720-200-5464