VA Home Loan Guide for Veterans in New Braunfels, Texas
New Braunfels, Texas, located between San Antonio and Austin, offers Veterans a unique blend of small-town charm and rapid regional growth. Known for its German heritage, riverfront recreation, and strong public schools, the city is quickly becoming a favorite for military families seeking affordable homeownership.
With access to nearby military bases like Joint Base San Antonio, a variety of new construction developments, and scenic neighborhoods near the Guadalupe and Comal Rivers, New Braunfels gives Veterans excellent opportunities to use their VA loan benefits.
This guide covers everything Veterans and active-duty service members need to know to buy or refinance a home in New Braunfels using a VA loan—including 2025 loan limits, qualification rules, housing market trends, and available Veteran housing resources.
In this Article
New Braunfels Housing Market Outlook for 2025
New Braunfels is one of the fastest-growing cities in Central Texas, offering both affordability and lifestyle appeal. As of 2025, the median home price is approximately $385,000—well below the VA loan limit and ideal for Veterans using 100% financing. With new master-planned communities and expanding infrastructure, New Braunfels continues to attract military families relocating from San Antonio, Austin, and beyond.
New Braunfels vs. Nearby Cities: 2025 Housing Comparison
| City | Median Home Price (2025) | Cost of Living Index | Population |
|---|---|---|---|
| New Braunfels | $385,000 | 95.3 | 110,000 |
| San Marcos | $360,000 | 94.1 | 70,000 |
| Seguin | $315,000 | 91.4 | 30,000 |
| Schertz | $370,000 | 94.5 | 42,000 |
| San Antonio | $330,000 | 93.7 | 1,500,000 |
VA Loan Limits for New Braunfels in 2025
As of 2025, the VA loan limit across all counties in Texas—including Comal and Guadalupe—is $806,500. Veterans with full entitlement can finance a home up to this amount with no down payment. Properties exceeding the limit may still be eligible with a partial down payment on the overage.
Why Choose a VA Loan in New Braunfels?
New Braunfels offers great value for Veterans using their VA loan. With many homes well below the $806,500 loan limit, most buyers can use 0% down and avoid mortgage insurance. The area’s military-friendly reputation, proximity to Joint Base San Antonio, and strong school districts make it an ideal place for military homeownership.
- Zero Down: VA buyers can finance 100% of the home price
- No PMI: Private mortgage insurance is never required
- Lower Rates: VA loans offer lower average interest rates
- Flexible Credit: Scores as low as 580 can qualify
- No Prepayment Penalty: Pay off early with no 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
Veterans and active-duty service members must meet minimum service requirements to qualify for a VA loan in New Braunfels. Once eligible, you’ll need to obtain a Certificate of Eligibility (COE) to verify your benefit with your lender.
Who Qualifies for a VA Loan in New Braunfels?
- Wartime Service: 90 consecutive days active duty
- Peacetime Service: 181 continuous days
- Guard/Reserve: 6 years or 90 days Title 32 service (with 30 consecutive)
- Veterans: Honorable discharge required
- Surviving Spouses: May qualify if receiving DIC benefits
How to Get Your COE
- Online: Through the VA eBenefits portal
- Through a Lender: Most VA-approved lenders can retrieve it instantly
- By Mail: Submit VA Form 26-1880
Credit and Income Requirements
- Credit Score: 580–620 accepted by most VA lenders
- DTI: Preferred below 41%, but flexible with strong residual income
- Income Types: Salary, retirement, disability, Social Security, self-employment
- Residual Income Test: Required to ensure affordability
Occupancy Guidelines
- Primary Residence Required: You must live in the home
- Move-In Requirement: 60 days after closing
- Multi-Unit OK: Up to 4 units if you occupy one
- Vacation/Investment Homes: Not eligible for VA financing
VA Funding Fee in 2025
The VA funding fee supports the loan program and replaces monthly PMI. It may be rolled into the loan amount or paid at closing. Many Veterans are exempt based on disability rating.
- First-Time Use: 2.3% (0% down)
- Subsequent Use: 3.6% (0% down)
- 5% Down: 1.65%
- 10% Down: 1.4%
- Exempt: 0% for disabled Veterans or Purple Heart recipients
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| 0% | 2.3% | 3.6% |
| 5%–9.99% | 1.65% | 1.65% |
| 10%+ | 1.4% | 1.4% |
| VA Disability / Purple Heart | 0% (Exempt) | |
Using Your VA Loan Entitlement in New Braunfels
- Basic Entitlement: $36,000 guarantee for loans under $144,000
- Bonus Entitlement: Covers higher loan amounts up to $806,500
- Full Entitlement: No cap up to county loan limit ($806,500 in Texas)
- Restoration: After sale or payoff of previous VA-financed property
- Partial Entitlement: Use remaining benefit for another VA loan
VA Appraisal and Property Standards
- Minimum Property Requirements: Homes must meet safety, structure, and sanitation rules
- Utilities: Functional electricity, HVAC, water, and sewage
- Foundation & Roof: No major structural issues or damage
- Hazards: No mold, asbestos, or lead-based paint exposure
- Pest-Free: Termite inspections required in most cases
VA Refinance Options in New Braunfels
VA Streamline Refinance (IRRRL)
- No appraisal or income verification in most cases
- For current VA loans only
- 0.5% funding fee unless exempt
- Fast process, limited documentation
VA Cash-Out Refinance
- Use equity for home improvements, debt, or personal expenses
- Works for non-VA loans too
- Full appraisal and underwriting required
- Funding fee: 2.3%–3.6%
The Bottom Line
New Braunfels offers Veterans and military families a strong mix of value, location, and lifestyle. With homes well within the VA loan limit and access to top builders, schools, and healthcare, it’s a smart city to use your VA benefit. Whether you’re buying your first home or refinancing, now is a great time to use your VA entitlement in New Braunfels.
Check VA Rates and Start Your Pre-Approval Today
Frequently Asked Questions About VA Loans in New Braunfels
1. What is the VA loan limit in New Braunfels for 2025?
The VA loan limit across Texas—including New Braunfels—is $806,500 in 2025. Veterans with full entitlement can finance up to this amount with no down payment.
2. Can I buy a home in New Braunfels with no down payment using a VA loan?
Yes. One of the biggest advantages of a VA loan is 100% financing. As long as you meet lender requirements and the home appraises, you won’t need a down payment.
3. What credit score is needed for a VA loan in New Braunfels?
Most VA lenders in New Braunfels accept credit scores as low as 580. Higher scores may help you qualify for better rates or faster approval.
4. Does the VA loan cover new construction?
Yes. You can use a VA loan to finance a newly built home, provided the builder is VA-approved and the property meets VA’s Minimum Property Requirements.
5. Can I refinance my current mortgage into a VA loan?
Yes. You can refinance through the VA Streamline (IRRRL) if you already have a VA loan, or use a VA Cash-Out Refinance to convert a non-VA mortgage.
6. What are the VA loan closing costs in New Braunfels?
Typical VA loan closing costs include the funding fee (if applicable), appraisal fee, title fees, and recording charges. These may be paid by the seller or rolled into the loan.
7. Are there Veteran housing programs available in New Braunfels?
Yes. Veterans may qualify for local programs like the TSAHC Homes for Texas Heroes and the Texas Veterans Land Board to receive extra assistance.
8. Can I use a VA loan more than once?
Yes. VA loans are reusable. If you’ve repaid your previous loan or sold the property, you can restore full entitlement and use your benefit again.
9. Can I buy a multi-unit property in New Braunfels using a VA loan?
Yes. You can buy up to a fourplex with a VA loan as long as you live in one of the units as your primary residence.
10. How do I get my Certificate of Eligibility (COE)?
You can apply for your COE through the VA eBenefits Portal, through a VA-approved lender, or by mailing VA Form 26‑1880.
