The VA loan is one of the most powerful benefits available to veterans, active service members, and certain military spouses.

This government-backed mortgage program offers attractive terms such as no down payment and no private mortgage insurance, making homeownership accessible.

But what types of properties can you purchase with a VA loan? This article will explore the different property types you can finance with a VA loan, offering current market data and key insights.

Understanding VA Loans

VA loans are designed to help veterans and active-duty service members achieve homeownership. Administered by the Department of Veterans Affairs, the program provides favorable terms, such as:

• No down payment required (in most cases)
• No private mortgage insurance (PMI), even with a small or zero down payment
• Competitive interest rates, often lower than conventional loans

These benefits make VA loans one of the most affordable ways for veterans to buy a home, but it’s crucial to understand the property types you can purchase under this program.

Types of Properties Eligible for VA Loans

The VA loan is flexible, allowing veterans to purchase a range of properties. Below are the most common types of properties eligible for VA financing.

1. Single-Family Homes

The most straightforward use of a VA loan is to purchase a single-family home. Whether it’s a brand-new build or a pre-existing house, this is the most popular choice among VA loan borrowers.

• Market Data: According to current real estate trends, the average home price for a single-family home in the U.S. is around $417,000. In more affordable markets, like San Antonio, Texas, home prices hover around $300,000.

Pros:

• Simple financing process: Single-family homes generally have fewer complications with VA loan approval.
• Primary residence: Veterans must live in the home as their primary residence, which aligns well with single-family homes.

“Single-family homes are the ideal choice for veterans using VA loans. They offer stability and simplicity, making the loan process smoother,” says John Miller, Chief Loan Officer at Veteran Mortgage Solutions.

2. Multi-Unit Properties

Another option for veterans is to use their VA loan benefits to purchase a multi-unit property (up to four units). This allows veterans to live in one unit while renting out the others.

• Market Data: The cost of multi-unit properties varies depending on location. In metropolitan areas, these properties are more expensive, with prices starting around $500,000 for duplexes or triplexes.

Pros:

• Potential rental income: Veterans can earn passive income by renting out the additional units.
• Investment opportunity: This setup can be a great way to start real estate investment while still benefiting from VA loan terms.

Cons:

• Occupancy requirement: The borrower must live in one of the units as their primary residence.

“Using a VA loan to buy a multi-unit property can set veterans up for financial success through rental income, provided they meet the VA’s occupancy requirements,” notes Sarah Lin, Senior Loan Officer at Patriot Home Lending.

3. Condos and Townhomes

Condos and townhomes are also eligible for VA loans, but the entire complex must be VA-approved. This approval process ensures that the property meets certain safety and livability standards.

• Market Data: The median price for condos and townhomes across the U.S. is about $330,000. Prices in areas like California can go much higher, whereas more affordable markets, like Florida, may have units available for under $200,000.

Pros:

• Urban living: Condos are often in city centers, making them ideal for veterans who prefer urban lifestyles.
• Lower maintenance: These properties often come with lower maintenance requirements, as homeowner associations (HOAs) cover many exterior upkeep responsibilities.

Cons:

• VA approval required: Not all condo complexes are VA-approved, so veterans should check with their lenders before making offers.

4. Manufactured and Modular Homes

Manufactured and modular homes are both eligible for VA financing, but they must meet specific requirements. For example, manufactured homes must be permanently affixed to a foundation and meet minimum size requirements.

• Market Data: Manufactured homes are generally more affordable, with prices ranging from $100,000 to $250,000 depending on location and size.

Pros:

• Affordable housing: These homes offer a cost-effective option for veterans.
• Fast construction: Modular homes, in particular, are built quickly in factories and assembled on-site.

Cons:

• Limited lenders: Not all lenders are willing to finance manufactured homes, making it harder to secure financing.

5. New Construction Homes

VA loans can be used for new construction, but the process can be more complicated. Builders, plans, and building sites must all meet VA approval, and several inspections are required throughout the construction process.

• Market Data: The average cost of a new construction home in the U.S. is about $397,000, though prices can fluctuate based on location, materials, and size.

Pros:

• Customization: Veterans can customize their new homes to meet their specific needs.
• Energy efficiency: New homes are built with modern, energy-efficient materials and appliances.

Cons:

• Complicated process: VA construction loans can involve more paperwork and inspections, leading to a lengthier process.

VA Loan Property Types at a Glance

Key Considerations for Buying with a VA Loan

Occupancy Requirements

VA loans are specifically designed for primary residences. This means veterans must occupy the property they purchase. However, there are exceptions, such as multi-unit properties, where the veteran can rent out units while living in one.

Interest Rates and Market Data

As of 2024, VA loan interest rates hover around 6.5%—slightly lower than conventional loans. This competitive rate is part of what makes VA loans so attractive. However, rates fluctuate with market conditions, so it’s essential to stay updated.

Interest Rate Comparison (2024)

 FAQs on Using VA Loans for Different Property Types

Can I use a VA loan to buy an investment property?

No, VA loans are intended for primary residences only. However, you can rent out a multi-unit property while living in one of the units.

Are there limitations on the type of home I can buy with a VA loan?

Yes, while many property types are eligible, they must meet VA requirements, such as foundation standards for manufactured homes or VA approval for condo complexes.

Can I use a VA loan to build a home?

Yes, but the process can be more complicated. Builders and plans must be VA-approved, and inspections are required.

Are there any special considerations for buying a condo with a VA loan?

Yes, the entire condo complex must be VA-approved, which can sometimes limit your options.

Can I buy a multi-unit property with a VA loan?

Yes, you can buy a property with up to four units as long as you live in one of them. The other units can be rented out.

What is the interest rate on VA loans?

As of 2024, the average interest rate on VA loans is around 6.5%. This rate is typically lower than conventional loan rates.

Are there any fees associated with VA loans?

Yes, there is a VA funding fee, but veterans with service-related disabilities may be exempt.

Can I use a VA loan to buy land?

No, VA loans cannot be used to purchase land unless a home will be built on the property immediately.

The Bottom Line

VA loans offer veterans and active-duty service members flexible options when purchasing a home. From single-family homes to multi-unit properties, the possibilities are extensive.

While the program is not designed for buying investment properties, veterans can still explore strategic options, like renting out units in a multi-unit property or turning a primary residence into an Airbnb after relocation.

Understanding the nuances of property types and VA loan guidelines can help veterans make the most of their home-buying journey.