Last updated on February 9th, 2025 at 05:48 pm
The VA loan program remains one of the best benefits available to veterans, active-duty service members, and eligible spouses.
With no down payment, competitive interest rates, and no private mortgage insurance (PMI), VA loans provide an accessible path to homeownership.
But how do you qualify for a VA loan in 2025? This article will break down the eligibility criteria, required documents, and steps you need to take.
In this Article
Understanding VA Loan Eligibility
Not everyone who served in the military qualifies for a VA loan. To determine eligibility, the Department of Veterans Affairs (VA) considers your length of service, duty status, and discharge conditions.
VA Loan Eligibility Calculator
Basic VA Loan Eligibility Requirements
The VA sets specific guidelines based on your service history. Here’s a breakdown of the eligibility criteria:
| Service Category | Minimum Service Requirement |
|---|---|
| Active-Duty Service Members | At least 90 continuous days |
| Veterans (Post-1980) | 24 months of continuous service or 90 days during wartime |
| National Guard & Reserves | 90 days of active service during wartime or 6 years of service in the Reserves/National Guard |
| Surviving Spouses | Must be un-remarried and spouse of a veteran who died in service or from a service-related disability |
If you meet these requirements, you’ll need a Certificate of Eligibility (COE), which confirms to lenders that you’re qualified for a VA loan.
How to Get Your COE
There are three ways to obtain your COE:
- Through a VA-approved lender – Many lenders can retrieve your COE electronically in minutes.
- Online via the VA portal – You can log into VA.gov to request your COE.
- By mail – Fill out VA Form 26-1880 and mail it to the VA Loan Eligibility Center.
Credit and Income Requirements
The VA doesn’t set a minimum credit score requirement, but most lenders prefer a score of at least 620. If your score is lower, some lenders may still approve your loan, but you may need to provide additional financial documentation.
Debt-to-Income Ratio (DTI)
Lenders evaluate your debt-to-income ratio (DTI) to ensure you can manage your mortgage payments. The VA prefers a DTI of 41% or lower, but exceptions are made if you have strong residual income.
Residual Income Requirement
Residual income is the amount of money left after paying major expenses. The VA requires a certain level of residual income based on family size and location.
| Family Size | Northeast | Midwest | South | West |
| 1 | $450 | $441 | $441 | $491 |
| 2 | $755 | $738 | $738 | $823 |
| 3 | $909 | $889 | $889 | $990 |
| 4 | $1,025 | $1,003 | $1,003 | $1,117 |
Property Requirements
The home you purchase must meet VA property standards, ensuring it’s safe, sound, and sanitary. VA loans are only available for primary residences, meaning you can’t use them to buy an investment property or vacation home.
Common VA Loan Property Requirements:
✔ The home must be a primary residence (no investment properties).
✔ It must have working heating, electrical, and plumbing systems.
✔ No major structural issues (foundation problems, major roof damage, etc.).
✔ No zoning issues preventing residential use.
✔ Must pass a VA appraisal and inspection.
Can You Reuse a VA Loan? Yes, Here’s How
The VA loan benefit doesn’t expire after one use—eligible veterans and service members can use their VA loan multiple times. Whether you’re selling a home, relocating, or purchasing another property, your VA loan benefits remain available.
Ways to Reuse a VA Loan:
- Restore Full Entitlement – After selling or repaying a VA loan, apply for entitlement restoration.
- Use Remaining Entitlement – If you haven’t maxed out your VA loan limit, you can apply the balance toward another home.
- Own Two VA-Financed Homes – Certain circumstances, such as PCS moves, allow for multiple VA loans at the same time.
- VA Loan Assumptions – If someone assumes your VA loan, your entitlement remains tied up until repaid.
The VA loan program is a flexible, lifelong benefit that allows veterans to buy, sell, and reinvest in homes multiple times.
VA Loan Limits and Funding Fees in 2025
There are no official loan limits for VA loans if you have full entitlement. This means you can borrow as much as the lender approves you for based on your income and credit.
If you’ve already used some of your VA benefits and haven’t repaid the loan, loan limits apply. In most areas, this limit is $806,500 in 2025, but high-cost counties the limit can be as high as $1,209,750.
VA Funding Fees for 2025
The VA charges a funding fee to keep the program running. This is a one-time cost that varies based on your down payment and whether it’s your first or subsequent VA loan.
| Down Payment | First-Time Use | Subsequent Use |
|---|---|---|
| 0% Down | 2.15% | 3.3% |
| 5% Down | 1.5% | 1.5% |
| 10%+ Down | 1.25% | 1.25% |
Exemptions: Veterans with a service-connected disability (10% or more) don’t have to pay the VA funding fee.
The VA Loan Application Process
Step 1: Get Pre-Approved
Before house hunting, you’ll need pre-approval from a VA lender. This helps determine how much home you can afford.
Step 2: Find a Home and Sign a Purchase Agreement
Once pre-approved, work with a real estate agent to find a home and make an offer.
Step 3: VA Appraisal and Underwriting
The VA requires a home appraisal to determine its fair market value and ensure it meets VA property requirements.
Step 4: Close on Your Home
Once the loan is approved, you’ll sign paperwork and receive the keys to your new home!
The Bottom Line
Qualifying for a VA loan in 2025 is easier than many people think.
If you meet the service requirements, have stable income, and plan to buy a primary residence, you could benefit from a zero down payment mortgage with low interest rates.
By understanding eligibility criteria, credit requirements, and VA property guidelines, you can move forward with confidence toward homeownership.
Frequently Asked Questions
What is the minimum credit score for a VA loan?
Most lenders require a credit score of 620, but some may approve loans for lower scores with additional financial documentation.
Do VA loans require a down payment?
No, VA loans offer 100% financing, meaning no down payment is required.
Can I use a VA loan more than once?
Yes, you can use your VA loan benefit multiple times as long as you restore your entitlement after paying off a previous VA loan.
Does a VA loan require PMI?
No, VA loans do not require private mortgage insurance (PMI), which helps veterans save money on monthly payments.
Can I use a VA loan for investment properties?
No, VA loans are only for primary residences and cannot be used for rental or vacation homes.
What is the VA funding fee?
The VA funding fee is a one-time charge that helps fund the VA loan program. It varies based on down payment and prior use.
How long does VA loan approval take?
On average, VA loan approval takes 30 to 45 days, depending on lender processing times and property appraisals.
Do VA loans cover closing costs?
Sellers can cover closing costs, but if not, buyers must pay them. Some lenders offer closing cost assistance.
