Military & Veteran Real Estate FAQs

No. This is one of the most common misconceptions about VA loans. Active duty service members are fully eligible to use VA home loan benefits while still serving. As long as you meet the minimum service requirements and other eligibility criteria, you can use your VA loan benefit right now. Many Fort Bliss soldiers buy homes in El Paso while on active duty.

Eligibility is based on your service history and duty status. Generally, you may qualify if you are an active duty service member with at least 90 continuous days of service, a veteran with sufficient qualifying service depending on when you served, a National Guard or Reserve member with at least 90 days of active service (including at least 30 consecutive days under certain Title 32 orders), or an eligible surviving spouse of a veteran who died in service or from a service-connected disability. The best way to confirm your eligibility is to obtain a Certificate of Eligibility (COE), which Gustavo's lending partners can pull quickly during the pre-approval process.

A Certificate of Eligibility (COE) is a document from the VA that confirms you qualify for a VA home loan based on your service history. You don't need to have it in hand before you start house hunting. Your lender can typically obtain it electronically in minutes through the VA's system. Gustavo works with VA-experienced lenders who handle this routinely and can get your COE confirmed early in the process.

Possibly. The VA itself does not set a minimum credit score requirement, but individual lenders do (most require a score of 580 to 620). If your credit needs work, Gustavo can connect you with lenders who specialize in helping veterans qualify, and can point you toward resources for improving your credit profile before you apply.

In most cases, no. One of the most significant advantages of the VA loan is that eligible borrowers can purchase a home with zero down payment. There are limited situations where a down payment may be required. But for most buyers, no down payment is needed.

The VA funding fee is a one-time charge that helps sustain the VA loan program. The amount varies based on factors such as your type of service, whether it's your first VA loan, and the size of your down payment. It can be rolled into the loan so you don't have to pay it out of pocket at closing.

Importantly, some veterans are exempt from the funding fee entirely. You are exempt if you receive VA disability compensation for a service-connected disability, if you are a surviving spouse of a veteran who died in service or from a service-connected disability, or if you would be entitled to receive disability compensation but are instead receiving retirement pay. If there's any chance you qualify for an exemption, Gustavo will make sure you don't pay a fee you don't owe.

A VA appraisal does two things: it establishes the market value of the home (like any appraisal), and it also evaluates the property against VA Minimum Property Requirements (MPRs). These requirements ensure the home is safe, structurally sound, and sanitary. If a property doesn't meet MPRs, the VA may require repairs before the loan can close.

This is different from a conventional appraisal, which focuses only on value. Some sellers are unfamiliar with VA appraisals and may be wary of them. Gustavo knows how to set expectations with sellers and navigate repair requests or price negotiations if MPR issues come up. This is a routine part of his work with military buyers.

Yes. Your VA loan benefit is not a one-time-use program. Once you've paid off a prior VA loan (typically by selling the home), your entitlement is generally restored and you can use it again. In some cases, if you still have an existing VA loan on another property, you may have partial remaining entitlement that can be applied to a second VA loan. A VA-experienced lender can review your current entitlement status and explain your options.

The Texas Veterans Land Board offers a separate home loan program available exclusively to Texas residents who have served. It provides competitive fixed interest rates, low or no down payment options, and loan amounts up to $832,750. Veterans with a VA service-connected disability rating of 30% or higher qualify for a discounted interest rate.

In many cases, eligible Texas veterans can use both the VLB program and their VA loan benefit in combination. These are separate programs with separate eligibility requirements. Gustavo can walk you through whether you qualify and how both programs might work together for your purchase.

Yes. Your Basic Allowance for Housing (BAH) is generally countable as income when qualifying for a VA mortgage. This can meaningfully increase your purchasing power. Your lender will need documentation (typically your Leave and Earnings Statement) to verify the allowance. Gustavo works with lenders who are experienced in documenting military pay correctly so nothing gets missed during underwriting.

There are scenarios where a conventional loan or FHA loan makes more practical sense. For example, when purchasing an investment property, when buying a home that doesn't meet VA property standards, or when full entitlement isn't available. Gustavo will run through all your options honestly and help you figure out which path actually costs less over time. His job is to find the right answer for your situation, not to push you toward any particular loan type.