VA Home Loan Guide for Veterans in Pearland, Texas
Pearland, Texas, located just south of Houston, has quickly become one of the most sought-after suburbs in the metro area. Known for its excellent schools, family-friendly neighborhoods, and strong economy, Pearland is a top destination for Veterans and military families looking for a great place to call home.
With easy access to the Texas Medical Center, Houston Ship Channel, and several military-related employers, Pearland offers a high quality of life with housing options well-suited to VA loan buyers. Whether you’re transitioning out of the military or relocating from another state, Pearland provides long-term value, community, and opportunity.
This guide covers how to use your VA loan in Pearland—including 2025 loan limits, eligibility, housing trends, and local Veteran assistance programs.
In this Article
Pearland Housing Market Outlook for 2025
Pearland continues to see strong demand due to its proximity to Houston, excellent school systems, and new development growth. As of 2025, the median home price in Pearland is approximately $395,000—well within the VA loan limit. With new homes being built in communities like Shadow Creek Ranch and Southern Trails, Veterans can find modern, energy-efficient properties that qualify for 0% down VA financing.
Pearland vs. Nearby Cities: 2025 Housing Comparison
| City | Median Home Price (2025) | Cost of Living Index | Population |
|---|---|---|---|
| Pearland | $395,000 | 96.7 | 130,000 |
| Friendswood | $440,000 | 99.5 | 42,000 |
| Manvel | $410,000 | 94.8 | 15,000 |
| Pasadena | $310,000 | 89.7 | 153,000 |
| Houston (overall) | $345,000 | 95.3 | 2,300,000 |
VA Loan Limits for Pearland in 2025
For 2025, the VA loan limit in Texas, including Brazoria, Fort Bend, and Harris Counties (where Pearland is located), is $806,500. Veterans with full entitlement can purchase a home up to this amount with no down payment.
Why Choose a VA Loan in Pearland?
Pearland’s real estate market offers Veterans the ability to purchase in a highly desirable area without the large down payments often required in other parts of the Houston metro. With most homes priced under the VA limit, the 0% down and PMI-free benefits give military buyers an edge.
- 0% Down Payment: Finance 100% of the home’s value
- No PMI: No private mortgage insurance required
- Lower Rates: VA loans typically offer rates 0.5%–1% lower
- Flexible Credit Standards: Many lenders accept 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 | None | 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 COE
- Wartime Service: 90 consecutive days
- Peacetime Service: 181 days
- National Guard/Reserves: 6 years or 90 days Title 32
- Surviving Spouses: May qualify with DIC benefits
How to Get Your Certificate of Eligibility (COE)
- Online: VA eBenefits Portal
- Through a Lender: Instant access via VA WebLGY system
- By Mail: Submit VA Form 26-1880
VA Funding Fee in 2025
Most borrowers will pay a one-time VA funding fee unless exempt. This supports the loan program and can be financed.
- First Use: 2.3% (0% down)
- Subsequent Use: 3.6%
- 5% Down: 1.65%
- 10% Down: 1.4%
- Exempt: 0% for disabled Veterans/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% |
| Exempt (VA Disability) | 0% | |
VA Entitlement and Reuse
- Basic Entitlement: $36,000 up to $144,000 loans
- Bonus Entitlement: For loans exceeding $144,000
- Full Entitlement: No cap up to $806,500 in Pearland
- Restoration: Reuse after sale or payoff
- Partial Entitlement: May require down payment
VA Refinance Options in Pearland
VA IRRRL – Interest Rate Reduction
- For existing VA loans
- Fast closing, no appraisal
- 0.5% funding fee
VA Cash-Out Refinance
- Refinance any mortgage into a VA loan
- Access cash from home equity
- 2.3%–3.6% funding fee
- Appraisal and full documentation required
The Bottom Line
Pearland is a strong market for VA buyers. With new home developments, access to Houston, and Veteran loan benefits, you can secure a quality home without a large upfront investment. Explore options with local builders or resale homes, and make the most of your VA benefit in this fast-growing Texas community.
Check Your Eligibility and Lock in a VA Rate Today
Frequently Asked Questions About VA Loans in Pearland
1. What is the VA loan limit in Pearland for 2025?
The VA loan limit in Pearland and all of Texas is $806,500 in 2025. This allows qualified Veterans with full entitlement to finance up to this amount with no down payment.
2. Can I buy a new construction home in Pearland with a VA loan?
Yes. Many builders in Pearland are VA-approved. You can use a VA loan to purchase a newly built home that meets VA minimum property requirements.
3. Is mortgage insurance required with a VA loan?
No. One of the major benefits of a VA loan is that it does not require PMI, even with no down payment.
4. What credit score do I need for a VA loan in Pearland?
Most VA lenders in Pearland prefer a score of at least 580–620. Some may approve lower with compensating income or low DTI ratios.
5. Can I use a VA loan more than once in Pearland?
Yes. Your VA benefit is reusable after you sell or refinance your previous VA-financed home. You may also apply for entitlement restoration.
6. What are the typical closing costs for VA loans in Pearland?
Typical VA closing costs include the funding fee, appraisal, title charges, and lender fees. These may be covered by the seller or rolled into the loan.
7. How do I get my Certificate of Eligibility (COE)?
You can get your COE online through the eBenefits Portal, through a lender, or by mailing VA Form 26-1880.
8. Can I refinance into a VA loan in Pearland?
Yes. If you have a non-VA loan, you can use a VA Cash-Out Refinance. Existing VA borrowers can reduce their rate with a VA IRRRL.
9. Can I buy a duplex or triplex in Pearland with a VA loan?
Yes. VA loans allow up to four units as long as you live in one of them as your primary residence.
10. Are there local Veteran housing programs in Pearland?
Yes. You may be eligible for assistance through the TSAHC Heroes Program and Texas Veterans Land Board.
