A Veterans Guide to VA Loans in Texas 2026

For Veterans looking to purchase a home in Texas, the VA loan program offers significant benefits that can make homeownership more accessible.

From no down payment requirements to flexible credit guidelines, VA loans are an attractive option for military members and their families. In Texas, there are also specific state programs and housing assistance available to Veterans that further enhance these benefits.

This guide will provide an overview of VA loans in Texas, discuss the current housing market, and explore the programs available to help Veterans achieve homeownership.

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Texas Veteran Resources

What is a VA Loan?

VA loans, offered through a program by the U.S. Department of Veterans Affairs, are designed to assist eligible Veterans, active-duty service members, and certain surviving spouses in achieving homeownership. Backed by the VA, these loans feature buyer-friendly advantages like no down payment, helping borrowers preserve their savings.

They also remove the need for private mortgage insurance (PMI), reducing monthly costs. With favorable interest rates and flexible credit requirements, VA loans make owning a home more accessible. These benefits apply to various types of residential properties, provided the home will serve as the borrower’s primary residence.

Who Qualifies for a VA Loan?

VA loan eligibility is determined by the Department of Veterans Affairs and depends on your service history, type of service, and discharge status. Here’s an overview of the general requirements:

Active Duty During Wartime: 90 consecutive days of service.
Active Duty During Peacetime: 181 consecutive days of service.
National Guard or Reserves: Six years of service, or 90 days of active duty under Title 32 orders, with at least 30 consecutive days served.
Veterans: Must have completed the required service time and received an honorable or general (under honorable conditions) discharge.
Active-Duty Service Members: Currently serving members are eligible after 90 continuous days of active service.
National Guard and Reserve Members: Eligible after six years of service or qualifying active duty.
Surviving Spouses: Unmarried spouses of service members who died in the line of duty or due to a service-related injury, and some remarried spouses, may qualify.

See all 2026 VA Loan Requirements

VA Loan Eligibility Calculator

How to Obtain a Certificate of Eligibility (COE)

Following these steps and providing the right documents will help ensure a smooth process when obtaining your COE.

A Certificate of Eligibility (COE) is an essential document for qualifying for a VA loan. It verifies that you meet the VA’s service eligibility requirements.

Online via eBenefits:
- The quickest way to apply is through the VA’s eBenefits portal.
Through a VA-Approved Lender:
- Many VA-approved lenders can help you request your COE using the VA’s online system.
By Mail:
- Submit VA Form 26-1880 (Request for Certificate of Eligibility) by mail. Note that this option may take longer to process.

Documents You’ll Need:

For Veterans:
- DD Form 214, which outlines your military service and discharge status.
For Active-Duty Service Members:
- A statement of service signed by your commanding officer or personnel office.
For National Guard or Reserve Members:
- Point statements and proof of service if you were never activated.
For Surviving Spouses:
- A copy of the Veteran’s death certificate and your marriage license, if applicable.

2026 VA Loan Requirements

VA loan requirements are structured to help eligible Veterans and service members achieve affordable homeownership while ensuring the security of both the borrower and the lender. These criteria cover areas such as credit history, income stability, property standards, and appraisal guidelines, all designed to make the process fair and accessible.

Service Requirements

To be eligible for a VA loan, you must meet certain service-related criteria, which vary based on your status:

Veterans:

Served at least 90 consecutive days of active duty during wartime.
Completed at least 181 days of active duty during peacetime.
Must have received an honorable discharge or one under honorable conditions.

Active-Duty Service Members:

Currently serving with at least 90 continuous days of active duty.

National Guard and Reserves:

Completed six years of service or served at least 90 days of active duty under Title 10 or Title 32 orders.

Surviving Spouses:

Unmarried spouses of service members who died in the line of duty or due to a service-related disability.
Certain remarried spouses may qualify if remarriage occurred after age 57.

Credit and Income

To qualify for a VA loan, you must meet the lender’s credit and income standards.
The VA generally prefers a debt-to-income (DTI) ratio of 41% or less.
Exceptions may apply if your residual income exceeds VA requirements by 20% or if you have tax-free income.

Property Requirements

The home must be your primary residence and should be a standard single-family property.
Unique properties may not meet VA appraisal standards, as the VA prioritizes safe, secure housing.

Inspection and Appraisal

A home inspection is recommended to check for major defects.
A VA-certified appraiser will evaluate the home to ensure it complies with the VA’s Minimum Property Requirements (MPRs) for safety and structural integrity.

Texas Veteran Programs by City

Houston Housing Authority – Veterans Affairs Supportive Housing (VASH) Program, Houston
The Houston Housing Authority, in collaboration with the VA, offers the VASH program to help Veterans find and maintain permanent housing.

Provides rental assistance vouchers with case management.
Offers support services including mental health counseling. Learn more about Houston VASH Program

Combined Arms – Veterans Housing Services, Houston
Combined Arms connects Veterans with affordable housing options and other resources.

Provides assistance with housing applications and financial counseling.
Offers a centralized platform to access Veteran-specific services. Explore Combined Arms Housing Services

Housing Corporation of Greater Houston – Veterans Homebuyer Assistance
This program helps Veterans access affordable homeownership options.

Offers down payment assistance for first-time homebuyers.
Provides financial education workshops to help Veterans manage homeownership costs. Learn more about the Housing Corporation of Greater Houston

Learn more about Houston VA Loans

San Antonio Housing Authority (SAHA) – Veterans Housing Program, San Antonio
SAHA supports Veterans with affordable housing options through rental assistance and homebuyer programs.

Focuses on providing housing vouchers for homeless Veterans.
Works with local partners to offer transitional housing services. Learn more about SAHA Veterans Programs

American GI Forum National Veterans Outreach Program, San Antonio
Offers comprehensive housing assistance and supportive services to Veterans in need.

Provides temporary and permanent housing solutions.
Assists with job placement and access to community services. Discover American GI Forum Services

Alamo Area Council of Governments (AACOG) – Veterans Housing Program
AACOG helps Veterans in the San Antonio region find affordable rental options and homebuyer support.

Offers guidance through the home-buying process with counseling services.
Connects Veterans with local resources for housing stability. Explore AACOG’s Veteran Services

View VA Home Loan Guide for San Antonio

Dallas Housing Authority – Veterans Rental Assistance Program, Dallas
The Dallas Housing Authority offers rental assistance to Veterans through its VASH program.

Focuses on helping homeless Veterans find long-term housing solutions.
Provides case management to support housing stability. Learn more about Dallas Veterans Housing Assistance

Metrocare Services – Veterans Housing Assistance, Dallas
Provides a range of support services to Veterans, including housing and mental health care.

Offers transitional housing options.
Helps Veterans with mental health care and employment services to ensure housing stability. Discover Metrocare Services for Veterans

Operation Tiny House – Veterans Housing Program, Dallas
This program offers unique housing solutions for Veterans by building affordable tiny homes.

Focuses on providing sustainable, low-cost housing options.
Includes community-based living with access to support services. Learn more about Operation Tiny House

Explore Our Texas VA Loan Guides by City

We’ve developed guides for several Texas cities, each tailored to meet the needs of Veterans looking to buy a home in these communities:

Texas Housing Market Overview

Texas has remained a relatively affordable state compared to other large states like California and New York. However, home prices have seen steady growth, particularly in major cities such as Austin, Dallas, Houston, and San Antonio.

According to the Texas Real Estate Research Center, the median home price in Texas is currently around $350,000. This represents a year-over-year increase, reflecting the growing demand for housing in the state. While home prices vary significantly by region, major metro areas are experiencing the highest growth rates.

Texas Average Home Prices:

City	Average Home Price
Austin	$500,000
Dallas	$400,000
Houston	$350,000
San Antonio	$329,000

Although home prices are rising, Texas remains an attractive place for Veterans due to the cost of living being generally lower than in other states. Additionally, the state has a variety of housing options, from sprawling suburban homes to downtown condos.

2026 Texas VA Loan Limit

$832,750

In 2026, the VA removed loan limits for Veterans with full entitlement, which means eligible Texas Veterans can borrow as much as their lender will approve without a down payment. Typically the VA loan limit follows the conventional loan limit which is currently $832,750 in all Texas counties.

However, for those with partial entitlement (Veterans who already have a VA loan or defaulted on one), loan limits still apply. These limits are set based on the county where the property is located and can vary across the state.

For example, in more expensive areas like Austin, the limit might be higher, while rural areas may have lower limits.

Texas Housing Programs for Veterans

Texas provides several state-specific housing programs to support Veterans in their homeownership journey. These programs offer low-interest loans, down payment assistance, and tax credits, making it easier for Veterans to purchase homes or land. Below are the key programs available:

Texas State Affordable Housing Corporation (TSAHC)

Offers fixed-rate mortgage loans and down payment assistance.
Available for low to moderate-income families, including Veterans.
Mortgage Credit Certificate (MCC) program provides tax credits on mortgage interest.
TSACH Website

VLB Veterans Housing Assistance Program (VHAP)

Provides low-interest loans for Veterans to purchase homes in Texas.
Exclusively available to Texas Veterans.
Competitive interest rates with flexible terms for purchasing homes.
VHAP Website

VLB Veterans Land Loan Program

Offers Veterans the ability to borrow up to $150,000 to purchase land.
Low-interest rates with minimal down payment required.
Exclusively for Texas Veterans.
VLB Website

Homes for Texas Heroes (TSAHC)

Offers special mortgage rates and down payment assistance.
Available to Veterans, teachers, police officers, and other essential workers.
Can be combined with TSAHC’s Mortgage Credit Certificate (MCC) for tax benefits.
Home for Heros

TexVet Home Loan

Provides low-interest home loans in collaboration with other Veteran programs.
Helps Veterans navigate the home loan process and find the best options.
Works alongside programs like VHAP and Homes for Texas Heroes.
TexVet Website

Property Taxes in Texas

For VA buyers in Texas, property taxes are another important factor to consider. Fortunately, there are exemptions available for eligible Veterans that can help reduce the cost of homeownership.

If you are not exempt, the American Community Survey by the U.S. Census Bureau provides estimates for property taxes in various counties throughout Texas.

2026 Texas Property Tax Exemptions

Texas offers substantial property tax exemptions for disabled Veterans. The amount of the exemption varies depending on the degree of the Veteran’s disability:

Disability Rating	Property Tax Exemption Amount
100% Disability	Full exemption from property taxes
70%-100% Disability	$12,000 exemption
50%-69% Disability	$10,000 exemption
30%-49% Disability	$7,500 exemption
10%-29% Disability	$5,000 exemption

These property tax exemptions can significantly reduce the cost of homeownership for Veterans in Texas, making it even more affordable to own a home.

Property Tax Rate by County

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County	Property Tax Rate
Anderson	1.24%
Andrews	0.88%
Angelina	1.35%
Aransas	1.29%
Archer	1.60%
Atascosa	1.40%
Austin	1.30%
Bailey	1.53%
Bandera	1.17%
Bastrop	1.89%
Baylor	0.99%
Bee	1.23%
Bell	1.88%
Bexar	2.12%
Blanco	1.17%
Borden	0.73%
Bosque	1.26%
Bowie	1.34%
Brazoria	2.03%
Brazos	1.88%
Brewster	1.08%
Briscoe	1.35%
Brooks	1.00%
Brown	1.41%
Burleson	1.31%
Burnet	1.40%
Caldwell	1.69%
Calhoun	1.16%
Callahan	1.11%
Cameron	1.76%
Camp	1.28%
Carson	1.19%
Cass	1.14%
Castro	1.64%
Chambers	1.54%
Cherokee	1.32%
Childress	1.60%
Clay	1.55%
Cochran	1.38%
Coke	1.34%
Coleman	1.04%
Collin	2.19%
Collingsworth	1.56%
Colorado	1.18%
Comal	1.48%
Comanche	1.25%
Concho	1.45%
Cooke	1.73%
Coryell	1.68%
Cottle	1.07%
Crane	1.20%
Crockett	0.66%
Crosby	1.92%
Culberson	2.23%
Dallam	1.05%
Dallas	2.18%
Dawson	1.57%
Deaf Smith	1.76%
Delta	1.66%
Denton	2.14%
DeWitt	1.27%
Dickens	0.93%
Dimmitt	1.13%
Donley	1.49%
Duval	0.83%
Eastland	1.08%
Ector	1.41%
Edwards	0.83%
El Paso	2.09%
Ellis	1.84%
Erath	1.48%
Falls	1.33%
Fannin	1.44%
Fayette	1.16%
Fisher	1.37%
Floyd	1.52%
Foard	2.05%
Fort Bend	2.48%
Franklin	1.21%
Freestone	1.19%
Frio	1.57%
Gaines	1.19%
Galveston	2.01%
Garza	1.23%
Gillespie	1.16%
Glasscock	0.56%
Goliad	0.71%
Gonzales	1.44%
Gray	1.48%
Grayson	1.53%
Gregg	1.35%
Grimes	1.06%
Guadalupe	1.60%
Hale	1.58%
Hall	1.65%
Hamilton	1.64%
Hansford	1.58%
Hardeman	1.46%
Hardin	1.23%
Harris	2.31%
Harrison	1.14%
Hartley	1.45%
Haskell	1.34%
Hays	1.97%
Hemphill	1.27%
Henderson	1.22%
Hidalgo	1.92%
Hill	1.45%
Hockley	1.40%
Hood	1.24%
Hopkins	1.38%
Houston	1.11%
Howard	1.23%
Hudspeth	1.16%
Hunt	1.57%
Hutchinson	1.39%
Irion	1.18%
Jack	1.30%
Jackson	1.48%
Jasper	0.86%
Jeff Davis	0.96%
Jefferson	1.59%
Jim Hogg	1.13%
Jim Wells	1.29%
Johnson	1.67%
Jones	1.41%
Karnes	1.21%
Kaufman	2.00%
Kendall	1.45%
Kenedy	1.07%
Kent	0.81%
Kerr	1.33%
Kimble	1.15%
King	1.56%
Kinney	0.87%
Kleberg	1.63%
Knox	1.63%
La Salle	1.23%
Lamar	1.39%
Lamb	1.25%
Lampasas	1.36%
Lavaca	1.13%
Lee	1.27%
Leon	0.86%
Liberty	1.58%
Limestone	1.09%
Lipscomb	1.29%
Live Oak	0.69%
Llano	0.99%
Loving	2.00%
Lubbock	1.75%
Lynn	1.94%
Madison	0.98%
Marion	0.97%
Martin	1.26%
Mason	0.74%
Matagorda	1.30%
Maverick	1.31%
McCulloch	1.01%
McLennan	1.62%
McMullen	0.73%
Medina	1.39%
Menard	1.16%
Midland	1.50%
Milam	1.27%
Mills	0.98%
Mitchell	1.65%
Montague	1.25%
Montgomery	1.99%
Moore	1.37%
Morris	1.20%
Motley	1.04%
Nacogdoches	1.03%
Navarro	1.48%
Newton	0.77%
Nolan	1.38%
Nueces	1.97%
Ochiltree	1.40%
Oldham	1.70%
Orange	1.37%
Palo Pinto	1.17%
Panola	1.04%
Parker	1.67%
Parmer	1.33%
Pecos	0.83%
Polk	1.12%
Potter	1.76%
Presidio	1.35%
Rains	1.35%
Randall	1.74%
Reagan	1.05%
Real	1.39%
Red River	1.17%
Reeves	1.56%
Refugio	0.92%
Roberts	1.25%
Robertson	1.01%
Rockwall	2.14%
Runnels	1.80%
Rusk	1.01%
Sabine	0.64%
San Augustine	0.91%
San Jacinto	1.18%
San Patricio	1.76%
San Saba	1.14%
Schleicher	1.07%
Scurry	1.31%
Shackelford	1.10%
Shelby	0.84%
Sherman	1.26%
Smith	1.36%
Somervell	0.96%
Starr	0.88%
Stephens	1.26%
Sterling	0.76%
Stonewall	1.48%
Sutton	0.89%
Swisher	1.54%
Tarrant	2.37%
Taylor	1.52%
Terrell	0.67%
Terry	1.43%
Throckmorton	1.47%
Titus	1.31%
Tom Green	1.36%
Travis	1.98%
Trinity	0.96%
Tyler	0.92%
Upshur	1.30%
Upton	0.84%
Uvalde	1.40%
Val Verde	1.55%
Van Zandt	1.22%
Victoria	1.79%
Walker	1.40%
Waller	1.67%
Ward	0.76%
Washington	1.52%
Webb	2.18%
Wharton	1.60%
Wheeler	1.09%
Wichita	1.69%
Wilbarger	1.55%
Willacy	1.57%
Williamson	2.22%
Wilson	1.65%
Winkler	1.20%
Wise	1.49%
Wood	1.16%
Yoakum	1.11%
Young	1.12%
Zapata	0.76%
Zavala	1.00%

What Types of Homes Can You Buy With a VA Loan?

Your VA loan benefit isn’t just for a traditional house. You can use it to buy many different kinds of properties to fit your lifestyle, as long as it will be your primary residence.

🏡 Single-Family Home

The most common choice. A traditional, detached house that provides space and privacy for families.

🏢 Condominium

Using a VA loan to buy a condo is a great, often more affordable option. The key is that the entire condo complex must be on the VA-approved list.

🏘️ Multi-Unit Property

Use a VA loan to buy a property with up to four units (a duplex, triplex, or fourplex) as long as you live in one of the units yourself.

🏭 Modular Home

Using a VA loan to buy a modular home is generally easier to finance than manufactured homes.

🏗️ New Construction

Use your VA benefit to finance the construction of a brand-new home from the ground up, subject to lender approval.

🔧 Fixer-Upper (with a Renovation Loan)

A VA Renovation Loan allows you to buy a home and roll the costs of repairs or improvements into your mortgage.

What Are the Different Types of VA Loans?

The VA loan program is not a one-size-fits-all solution. It offers several distinct loan types designed for different goals, from buying your first home to refinancing or even making energy-efficient upgrades.

🛒 VA Purchase Loan

The standard loan for buying a primary residence. It’s famous for requiring no down payment for most Veterans.

⬇️ VA IRRRL (Streamline Refinance)

The Interest Rate Reduction Refinance Loan helps you easily refinance an existing VA loan to get a lower rate and payment.

💰 VA Cash-Out Refinance

This refinance option allows you to tap into your home’s equity, turning it into cash for expenses like debt consolidation or home improvements.

🔧 VA Renovation Loan

A VA Renovation Loan lets you buy a “fixer-upper” and roll the costs of repairs and upgrades directly into your mortgage.

🌲 Native American Direct Loan (NADL)

The VA NADL program for eligible Native American Veterans to buy, build, or improve a home on Federal Trust Land.

☀️ Energy Efficient Mortgage (EEM)

The Energy Efficient Mortgage Program allows you to finance the cost of energy-efficient upgrades—like solar panels or new windows—when you buy or refinance a home.

Pros and Cons of VA Loans

✅ The Advantages

No Down Payment: The ability to finance 100% of the home’s value.
No Monthly PMI: Saves hundreds of dollars every month compared to other loans.
Competitive Interest Rates: Government backing results in lower rates.
Flexible Credit Rules: More lenient credit requirements make it easier to qualify.
Limited Closing Costs: The VA restricts what lenders can charge Veterans.

❌ The Limitations

VA Funding Fee: A mandatory one-time closing cost for most borrowers.
Primary Residence Only: Cannot be used for vacation homes or pure investment properties.
Stricter Appraisal (MPRs): The property must meet safety and livability standards.
No Initial Equity: With 0% down, you start with no equity in your home.
Entitlement Can Be Tied Up: Your VA loan remains with the property if the loan is assumed.

How to Apply for a VA Loan in Texas

Applying for a VA loan in Texas follows the same general process as in other states. However, it’s important to ensure that you’re working with a lender familiar with Texas VA loan programs and the specific benefits available to Veterans in the state. Here’s a step-by-step overview of the VA loan application process:

Obtain a Certificate of Eligibility (COE): You’ll need a COE from the VA to prove your eligibility. Many lenders can help you obtain this, or you can apply directly through the VA’s eBenefits portal.
Get Pre-approved: Before shopping for a home, it’s essential to get pre-approved by a VA-approved lender. This will give you an idea of how much you can afford and will make the home-buying process smoother.
Find a VA-Savvy Realtor: It’s helpful to work with a real estate agent experienced with VA loans who can help guide you through the process and ensure that your offer stands out to sellers.
Complete the VA Loan Process: Once you’ve found a home, your lender will process the loan application, conduct an appraisal, and work with you to close the loan.

FAQ About VA Loans in Texas

Can I use a VA loan more than once in Texas?

Yes, VA loans are a lifetime benefit, meaning you can use them multiple times as long as you meet eligibility requirements and have remaining entitlement.

Do Texas Veterans pay property taxes?

Veterans with a 100% disability rating are fully exempt from paying property taxes in Texas. Partial exemptions are available for Veterans with a disability rating of 10% or higher.

What are the current VA loan limits in Texas?

For Veterans with full entitlement, there are no loan limits in Texas. For those with partial entitlement, loan limits are determined by the county where the property is located.

How long does it take to close on a VA loan in Texas?

The VA loan process typically takes 30-45 days, depending on factors like the lender’s workload and the complexity of the transaction.

What are the benefits of using a VA loan in Texas?

VA loans offer several benefits, including no down payment, no PMI, competitive interest rates, and flexible credit requirements. Texas Veterans can also take advantage of state programs like property tax exemptions and the VLB Housing Assistance Program.

Can I combine a VA loan with other Texas Veteran housing programs?

Yes, Veterans in Texas can combine VA loans with other state-specific programs like those offered by the Texas Veterans Land Board and the Texas State Affordable Housing Corporation.

Are there any additional fees associated with VA loans in Texas?

VA loans require a one-time VA funding fee, which varies depending on factors like the loan type and whether it’s your first VA loan. However, Veterans with service-related disabilities may be exempt from this fee.

Can I use a VA loan to buy land in Texas?

While VA loans are generally intended for home purchases, Veterans can use the Texas Veterans Land Loan Program to finance the purchase of land.