VA Home Loan Guide for Veterans in Garland, Texas
Garland, Texas, located northeast of Dallas, is a diverse and growing city with strong community values, affordable housing, and access to major employment hubs. For Veterans and military families, Garland offers an excellent opportunity to buy a home using VA loan benefits in a stable suburban setting.
With great parks, top-rated charter schools, and nearby VA services in Dallas, Garland makes homeownership more accessible for those who have served. Whether you’re buying a home for the first time or relocating within the DFW area, Garland provides value, comfort, and community.
This guide covers everything you need to know about using your VA loan in Garland, including eligibility, 2025 loan limits, local housing trends, and Veteran-focused assistance programs.
In this Article
Garland Housing Market Outlook for 2025
Garland remains one of the more affordable suburbs in the Dallas-Fort Worth metroplex, making it a great fit for Veterans looking to stretch their benefits. As of 2025, the median home price in Garland is approximately $325,000—well below nearby cities like Plano or Richardson. This affordability, combined with no required down payment for VA loans, creates a unique advantage for qualified buyers.
Garland vs. Nearby Cities: 2025 Housing Comparison
| City | Median Home Price (2025) | Cost of Living Index | Population |
|---|---|---|---|
| Garland | $325,000 | 92.6 | 245,000 |
| Mesquite | $295,000 | 90.3 | 150,000 |
| Plano | $540,000 | 112.8 | 290,000 |
| Richardson | $455,000 | 108.1 | 120,000 |
| Rowlett | $390,000 | 98.5 | 73,000 |
VA Loan Limits for Garland in 2025
In 2025, the VA loan limit for Dallas County, which includes Garland, is $806,500. Qualified Veterans with full entitlement can finance homes up to this limit with no down payment. For homes priced above the limit, a down payment is required on the difference.
Why Choose a VA Loan in Garland?
VA loans give Veterans the ability to buy affordably in Garland without sacrificing quality of life. In a city with strong rental demand, owning with a VA loan can cost less per month than renting—especially with no PMI and lower rates.
- No Down Payment: Buy a home with 0% down
- No PMI: VA loans don’t require private mortgage insurance
- Lower Interest Rates: Often 0.5%–1% lower than conventional rates
- Flexible Credit: Approvals possible with credit scores as low as 580
- No Prepayment Penalty: Pay off early without fees
Who Qualifies for a VA Home Loan?
To be eligible for a VA home loan, applicants must meet certain criteria established by the U.S. Department of Veterans Affairs. These qualifications are based on your service duration, duty status, and the character of your discharge.
- Wartime Service: At least 90 consecutive days of active duty during a period of war.
- Peacetime Service: A minimum of 181 continuous days of active duty during peacetime.
- National Guard/Reserves: Six years of honorable service, or 90 active days under Title 32 (with at least 30 served consecutively).
- Veterans: Must have completed qualifying service and received an honorable or general discharge.
- Active-Duty Military: Current service members may be eligible based on time in service.
- Guard and Reserve Members: Eligibility applies with sufficient years of service or specific active-duty stints.
- Eligible Surviving Spouses: Spouses of service members who passed away in service or from service-connected causes may also qualify.
VA Loan Eligibility Calculator
VA Loan vs. Conventional Loan: 2025 Comparison
| Feature | VA Loans | Conventional Loans |
|---|---|---|
| Down Payment | 0% | 5%–20% |
| PMI | Not Required | Required under 20% down |
| Interest Rate | Lower (avg. 6.2%) | Higher (avg. 6.8%) |
| Credit Score | 580–620 typical | 620+ minimum |
| Funding Fee | 2.3% (first use) | None |
| Prepayment Penalty | None | May apply |
VA Loan Eligibility and Obtaining Your COE
To use your VA loan benefit in Garland, you must meet minimum service criteria and obtain a Certificate of Eligibility (COE). This document confirms your entitlement and is required by all VA-approved lenders before loan processing begins.
Who Qualifies for a VA Loan in Garland?
- Active-Duty Wartime: 90 consecutive days of service
- Peacetime Active Duty: 181 continuous days
- National Guard/Reserve: 6 years of service or 90 Title 32 days (minimum 30 consecutive)
- Veterans: Honorable discharge required
- Surviving Spouses: May qualify with DIC eligibility
How to Get Your Certificate of Eligibility (COE)
- Online: Request instantly through the VA eBenefits portal
- Through a Lender: Most VA lenders in Garland can retrieve it for you
- By Mail: Submit VA Form 26-1880 to the VA
Credit and Income Requirements
VA loans are more forgiving than conventional loans. Most lenders in Garland accept credit scores of 580 or higher. Your income should be steady and verifiable, and your debt-to-income ratio should meet VA guidelines or be offset by strong residual income.
- Credit Score: Most lenders accept 580–620
- Income Sources: Employment, retirement, VA disability, Social Security
- DTI Ratio: Preferred under 41%; higher allowed with residual income
- Residual Income: Ensures affordability beyond basic debt obligations
Occupancy Guidelines
VA loans in Garland must be used for a primary residence. Borrowers must intend to occupy the property within 60 days of closing. Multi-unit homes are allowed as long as the Veteran lives in one of the units full-time.
- Primary Residence Only: Must be your main home
- Move-in Deadline: 60 days from closing, extensions available for military reasons
- 2–4 Unit Properties: Eligible if you live in one of the units
- No Vacation Homes: Investment or rental-only homes not allowed
VA Funding Fee in 2025
The VA funding fee helps support the loan program and is required on most loans unless you are exempt. This one-time fee can be rolled into your loan. It varies based on your down payment and whether it’s your first VA loan.
- First-Time Use: 2.3% for 0% down
- Subsequent Use: 3.6% for 0% down
- Reduced Fee: 1.65% with 5% down, 1.4% with 10% down
- Exempt: Veterans with a VA disability rating or Purple Heart recipients
| Down Payment | First-Time Use | Subsequent Use |
|---|---|---|
| 0% | 2.3% | 3.6% |
| 5%–9.99% | 1.65% | 1.65% |
| 10% or more | 1.4% | 1.4% |
| Disability Exempt | 0% (Funding Fee Waived) | |
Using Your VA Loan Entitlement in Garland
Most Veterans in Garland have full entitlement, allowing them to finance a home up to $806,500 with no down payment. Even if you’ve used a VA loan before, you may still qualify through partial entitlement or restoration.
- Basic Entitlement: $36,000 guarantee
- Bonus Entitlement: Covers the rest up to county loan limits
- Full Entitlement: No down payment needed up to $806,500
- Partial Entitlement: Reuse VA benefit with a smaller remaining guarantee
- Restoration: Available after selling or paying off your previous VA loan
- Multi-Use: Entitlement can be reused if restored properly
- Calculation: Lender will confirm your available benefit before preapproval
- Restoration Form: Use VA Form 26-1880 to request entitlement reset
VA Appraisal and Minimum Property Standards
VA loans require an appraisal to ensure the home is worth the purchase price and meets the VA’s Minimum Property Requirements (MPRs). These guidelines help protect Veterans from buying unsafe or unsound homes.
- Structural Integrity: Roof, foundation, and walls must be sound
- Utilities: Water, electricity, and heating must function properly
- Health Hazards: Lead paint, mold, or exposed wiring must be addressed
- Ingress/Egress: The home must have safe entry and exit routes
- Pest-Free: Property must be free from active termite or rodent issues
- Kitchen & Bath: Must have working fixtures and appliances
- Access: Must have legal road access to and from the property
- Ventilation: Required in crawlspaces, attics, and bathrooms
VA Refinance Options in Garland
VA Streamline Refinance (IRRRL)
The VA IRRRL allows Veterans with existing VA loans to refinance to a lower rate with minimal paperwork. It doesn’t require income verification or a new appraisal in most cases.
- Only for current VA loans
- No home appraisal typically required
- Quick processing and lower closing costs
- 0.5% funding fee applies unless exempt
VA Cash-Out Refinance
This option allows you to convert a conventional loan to a VA loan or access equity from your current home. A new appraisal and full underwriting are required.
- Use equity for renovations, debts, or education
- Available even if current loan is not a VA loan
- Funding fee ranges from 2.3%–3.6%
- Cash-out limits based on appraisal value
The Bottom Line
Garland offers Veterans a balance of affordability and accessibility in the DFW metroplex. With strong community support, lower housing costs, and access to top-tier VA loan benefits, Garland is an excellent choice for those who’ve served. Whether you’re buying your first home or refinancing, the VA loan helps make homeownership a reality without the barriers of high down payments or PMI.
Check VA Rates and Get Pre-Approved Today
Frequently Asked Questions About VA Loans in Garland
1. Can I buy a fixer-upper in Garland with a VA loan?
Yes, but the property must meet VA Minimum Property Requirements. Major repairs may need to be completed before closing or financed through a VA renovation loan.
2. What is the VA loan limit in Garland for 2025?
The 2025 VA loan limit in Dallas County, including Garland, is $806,500. Veterans with full entitlement can purchase up to this amount with no down payment.
3. Can I use a VA loan for a duplex or fourplex in Garland?
Yes. Multi-unit homes (up to 4 units) are eligible as long as the Veteran occupies one unit as their primary residence.
4. Is mortgage insurance required for VA loans?
No. One of the biggest advantages of a VA loan is that it does not require monthly private mortgage insurance (PMI), helping Veterans save more.
5. Do I need perfect credit to qualify for a VA loan?
No. Most lenders require a minimum score of 580–620, and many are flexible with past credit issues if income and debt are stable.
6. Can I use a VA loan more than once in Garland?
Yes. You can reuse your VA loan benefit as long as you’ve restored your entitlement from a previous loan.
7. What types of homes are allowed with a VA loan?
VA loans can be used to buy single-family homes, condos (VA-approved), and multi-unit properties. Manufactured homes are allowed but have additional requirements.
8. What are typical closing costs with a VA loan?
VA loans limit what Veterans can pay in fees. Common costs include the appraisal, funding fee, title, and lender charges—many of which can be covered by the seller.
9. Can I include renovation costs in a VA loan?
Yes. The VA Renovation Loan allows qualified Veterans to finance certain home repairs and improvements as part of their home purchase.
10. Are there any Garland-specific Veteran homebuyer resources?
Yes. Garland-area Veterans may qualify for assistance from statewide programs like the TSAHC Homes for Texas Heroes and the Texas Veterans Land Board.
