VA Home Loan Guide for Veterans in Georgetown, Texas
Georgetown, TX blends Texas Hill Country charm with affordability and a strong veteran community. Located just north of Austin, it offers access to excellent healthcare, employment opportunities, and a growing residential market—making it a smart choice for VA homebuyers.
Whether you’re retiring here, relocating with PCS orders, or starting a new chapter near Austin, a VA loan in Georgetown makes homeownership accessible with $0 down, no PMI, and flexible credit requirements. Local lenders and real estate professionals are knowledgeable and ready to assist.
This guide covers VA loan eligibility, local real estate trends for 2025, and essential support resources designed for veterans buying homes in Georgetown.
In this Article
Georgetown Housing Market Outlook for 2025
In 2025, the median list price in Georgetown is around $472,000, with recent sold prices near $460,000—up approximately 2.3% year-over-year. Average home values sit in the mid‑$400 K range.
Georgetown’s cost of living is slightly below the national average but roughly 8–11% higher than Texas overall, due to housing expenses. The population has surged—from around 67,000 in 2020 to over 101,000 in 2024—reflecting rapid growth.
Georgetown vs. Nearby Cities
| City | Median Home Price | Population |
|---|---|---|
| Georgetown | $460,000 | ~101,000 |
| Round Rock | $424,900 | ~130,000 |
| Austin | $543,000 | ~980,000 |
VA Loan Limits for Georgetown in 2025
Williamson County (including Georgetown) is a standard VA loan area with a 2025 limit of $806,500. Veterans with full entitlement can fund homes up to that amount with no down payment required.
Why VA Loans Work Well in Georgetown
- No Down Payment: Most homes fall within VA limits.
- No PMI: VA loans skip private mortgage insurance.
- Competitive Interest Rates: VA rates typically undercut conventional loans.
- Flexible Credit: Lenders often accept scores as low as 580.
- No Prepayment Penalty: You can pay off early with no penalty.
VA Loan Requirements
VA loan requirements are designed to ensure that eligible veterans and service members can secure affordable, safe housing. Meeting these requirements involves fulfilling specific credit, income, property, and appraisal criteria tailored to protect both borrowers and lenders.
Service Requirements
To qualify for a VA loan, you must meet specific service requirements. These vary depending on your status:
Veterans:
- At least 90 consecutive days of active service during wartime.
- At least 181 days of active service during peacetime.
- Honorable discharge or discharge under honorable conditions is required.
Active-Duty Service Members:
- Currently serving with 90 days of continuous active duty.
National Guard and Reserves:
- At least six years of service or 90 days of active service under Title 10 or Title 32 orders.
Surviving Spouses:
- Unmarried spouses of service members who died in the line of duty or from a service-related disability.
- Some remarried spouses are eligible if the remarriage occurred after the age of 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-approved appraiser will confirm the home meets the VA’s Minimum Property Requirements (MPRs) for safety and structural soundness.
Who Qualifies for a VA Loan?
VA loans are a unique benefit offered to eligible veterans, active-duty service members, and certain other groups. The Department of Veterans Affairs has specific requirements based on time served, type of service, and discharge status. Here’s what you need to know about qualifying:
Service Requirements:
- At least 90 consecutive days of active duty during wartime.
- At least 181 days of active duty during peacetime.
- Six years in the National Guard or Reserves, or 90 days under Title 32 orders (with a minimum of 30 consecutive days served).
Veterans: Must have completed the required time in active duty and received a discharge other than dishonorable.
Active-Duty Service Members: Currently serving and have met the necessary active-duty requirements.
National Guard and Reserves: Those who have completed six years of service or served 90 days of active duty during wartime.
Surviving Spouses: Eligible if they are the spouse of a service member who died in the line of duty or from a service-related injury. Some remarried spouses may qualify if remarriage occurred after age 57.
VA Loan Eligibility Calculator
Comparison of VA Loans vs. Conventional Loans
| Feature | VA Loans | Conventional Loans |
|---|---|---|
| Down Payment | No down payment required | 5% – 20% |
| PMI | Not required | Required if down payment <20% |
| Interest Rates | Typically lower | Varies based on credit |
| Minimum Credit Score | None (Lenders prefer 620+) | 620+ |
| Funding Fee | Required (2.3% for first-time use) | None |
| Prepayment Penalty | None | May have penalties |
Top Veteran-Friendly Neighborhoods in Georgetown
Georgetown offers a range of neighborhoods ideal for Veterans seeking community, affordability, and access to nature or healthcare. These areas are highly walkable, well-zoned, and near VA-compliant lenders and services.
Sun City Texas
- Description: One of the most well-known 55+ master-planned communities in Texas, popular among Veterans for its low-maintenance living, golf courses, VA-friendly agents, and social clubs.
- Median Home Price: $420,000
Parmer Ranch
- Description: A growing, family-friendly master-planned development with greenbelt access, newer builds, and VA financing options available through approved lenders.
- Median Home Price: $470,000
The Rivery
- Description: A mixed-use urban village near I-35 with quick access to downtown Georgetown. Popular for walkability and newer townhome-style builds.
- Median Home Price: $410,000
Wolf Ranch
- Description: A scenic master-planned community near the San Gabriel River with modern homes, hike and bike trails, and access to major employers.
- Median Home Price: $495,000
Local Veteran Housing & Career Resources in Georgetown
Housing Programs for Veterans
- Texas Veterans Land Board (TVLB): Offers low-rate loans for land and home purchases throughout Texas.
Visit TVLB | (800) 252-8387 - City of Georgetown Housing Programs: Local affordable housing and buyer assistance programs, with potential support for Veterans.
Georgetown Housing Department | (512) 930-8477
Veteran Employment Services
- Texas Veterans Commission (TVC): Offers job placement, resume help, and employer networking events.
TVC Website | (512) 463-6564 - Workforce Solutions Rural Capital Area (Georgetown Office): Local employment and training help tailored to Veterans.
Georgetown Workforce Center | (512) 244-2207
Explore Nearby VA Loan Guides
Looking beyond Georgetown? These nearby city guides can help you compare VA loan opportunities:
Frequently Asked Questions: VA Loans in Georgetown
What is the VA loan limit in Georgetown for 2025?
- Williamson County’s limit is $806,500 for Veterans with full entitlement.
Can I use a VA loan for new-construction homes?
- Yes—new builds are eligible if the builder is VA-approved.
Are condos eligible?
- Yes—if the condo community is certified by the VA.
Is a minimum credit score required?
- No official minimum; lenders typically prefer 620+, though many accept 580.
Can I reuse my VA loan benefit?
- Yes, as long as entitlement is available or restored.
Can I include a non-Veteran co-borrower?
- Yes, though they may need to provide a down payment if needed.
What is the VA funding fee?
- A one-time fee (2.3%–3.6%) that can be rolled into the loan or waived with a service-connected disability.
Are local grants available?
- Some regional programs may offer closing cost or down payment assistance.
How long is the VA loan process?
- Most close within 30–45 days when working with experienced professionals.
Can I use BAH to qualify?
- Yes, Basic Allowance for Housing is accepted as qualifying income by most lenders.
