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VA Loans in San Antonio: Zero Down & Competitive Rates

VA loans in San Antonio can finance a home with no down payment for eligible Veterans, active‑duty service members, and some surviving spouses. Backed by the Department of Veterans Affairs, these loans typically feature competitive interest rates, no private mortgage insurance, flexible credit overlays, and seller‑paid costs. Loan‑amount rules depend on your VA entitlement and lender underwriting, not a fixed county borrowing cap.

Quick Facts

  • Eligible borrowers with full VA entitlement can purchase with zero down; lender approval and underwriting still apply. Bexar County “loan limits” matter only with remaining entitlement and are not hard borrowing caps.
  • VA loans do not require private mortgage insurance, lowering total monthly cost compared with many conventional mortgages.
  • The federal guaranty helps lenders price competitively, often yielding more favorable interest rates than comparable low‑down conventional options.
  • The VA sets no minimum credit score; lenders use overlays. Many prefer mid‑600s, though some consider scores near 500 with strong compensating factors.
  • Sellers may pay allowable closing costs and up to 4% in concessions toward prepaids or certain debts, reducing out‑of‑pocket cash to close.

Mini FAQ

Who qualifies for a VA loan, and how do I get a COE?

You’re generally eligible if you’re a Veteran, active‑duty service member, qualifying National Guard or Reserve member, or an unremarried surviving spouse. Eligibility hinges on service length and discharge. Most applicants retrieve a Certificate of Eligibility (COE) through a VA‑approved lender’s portal or VA.gov; paper and mail submission are also available when digital records are incomplete.

Do VA loans in San Antonio require a down payment?

If you have full VA entitlement, you can usually buy with no down payment, subject to lender underwriting, the appraisal, and residual‑income rules. Using remaining entitlement may require a down payment on larger purchases because county loan‑limit math applies. Strong credit, income stability, and reserves can improve approvals and pricing.

What does the VA loan process look like, start to close?

Start by confirming eligibility, then obtain your COE and a preapproval with a VA‑approved lender to define budget and payment. Shop homes that meet VA minimum property requirements, write an offer, and complete underwriting and appraisal. After any required repairs and final conditions, you’ll receive clear‑to‑close, sign, and fund.

Start Your VA Loan Approval

Key Takeaways: VA Loan Benefits in San Antonio

  • Zero Down Payment: Purchase a San Antonio home with 100% financing.
  • High Loan Limits: The 2026 Bexar County loan limit is $832,750, well above the local median home price.
  • No PMI Costs: Avoid the extra monthly cost of Private Mortgage Insurance required by conventional loans.
  • Get Your COE Fast: A VA lender can typically obtain your Certificate of Eligibility in minutes.
  • Funding Fee Exemptions: Veterans with a VA disability rating pay no funding fee, saving thousands.
  • Local & State Support: Access powerful Texas-specific programs like the low-interest loans from the Veterans Land Board (VLB).

The VA Loan Network Difference

Our mission is to provide a smarter, more personal lending experience. We don’t use online applications or call centers; every loan starts with a conversation with a true VA loan expert, available day, night, or weekend.

🤝 Your Dedicated Expert

You’ll work one-on-one with a handpicked VA loan specialist from your first call to closing. No call centers, no runaround—just a real person you can call directly.

🧠 True VA Expertise

Each of our loan officers has 10+ years of VA-specific experience. This deep knowledge of manual underwriting allows us to find solutions for all borrowers, from the 780 score to the 580.

⚡ Real-Time Approval

We provide accurate pre-approvals in real-time over the phone. This gives you a powerful advantage to make a strong, confident offer on a home without delay.

🎖️ We’ve Got Your Six

We are Veteran Owned and Operated. We understand this benefit because we’ve used it ourselves. From start to finish, you can be confident that we’ve got your six.

Why a VA Loan is Your Most Powerful Tool in San Antonio

For Veterans and active-duty military in San Antonio, the VA loan isn’t just another mortgage option—it is the most powerful financial tool available for homeownership. Backed by the U.S. Department of Veterans Affairs, this program is designed to remove the biggest barriers to buying a home.

Here’s how a VA loan gives you an unmatched advantage in the competitive San Antonio market:

  • Buy a Home with $0 Down: This is the cornerstone benefit. While conventional loans often require 5-20% down, a VA loan allows you to finance 100% of the home’s value. In a market where the median home price is over $300,000, that means you can buy a home without having to save tens of thousands of dollars first.
  • No Private Mortgage Insurance (PMI): Conventional borrowers who put down less than 20% must pay for private mortgage insurance, which can add hundreds of dollars to a monthly payment. VA loans have no PMI. This translates directly into more house for your money and significant savings over the life of the loan.
  • Lower Interest Rates: Because the government guarantees a portion of the loan, lenders view VA loans as less risky. This risk reduction is passed on to you in the form of lower interest rates—often 0.25% to 0.50% lower than conventional rates. Check today’s VA loan rates.
  • Flexible Credit and Income Standards: The VA program is designed for accessibility. While lenders will have their own credit score requirements (often starting around a 620 score), the guidelines are far more flexible than other loan types, Some lenders can approve borrowers for a VA loan with just a 580 credit score.
  • Limits on Closing Costs: The VA limits the closing costs lenders can charge to 1%, protecting you from excessive fees. Furthermore, the seller can contribute to your closing costs, further reducing your out-of-pocket expenses.

These benefits combined make the VA loan the most affordable and effective path to owning a home in the Alamo City.

Step 1: Confirm You Are Eligible for a VA Loan

Before you can begin the homebuying process, you must meet the service requirements set by the Department of Veterans Affairs. The good news is that most active-duty personnel and honorably discharged Veterans qualify.

You are likely eligible for a VA loan if you meet one or more of these conditions:

  • You are currently on active duty and have served for 90 consecutive days.
  • You are a Veteran who served 90 consecutive days of active service during wartime.
  • You are a Veteran who served 181 continuous days of active service during peacetime.
  • You have more than 6 years of service in the National Guard or Reserves.
  • You are the surviving spouse of a service member who died in the line of duty or from a service-related disability.

Note: These are the primary guidelines. There are exceptions for those discharged early for certain medical reasons, a reduction in force, or other specific circumstances.

View all 2026 VA Loan Requirements

VA Loan Eligibility Calculator

How to Get Your Certificate of Eligibility (COE)

The Certificate of Eligibility (COE) is the official document that proves to the lender that you have met the VA’s requirements. Obtaining it is a critical step, and it’s easier than you might think.

  1. Through Your Lender (Fastest Method): This is the most common and recommended path. Most VA-approved lenders can access the VA’s online system and retrieve your COE for you in minutes with just your name and Social Security number.
  2. Online Through the VA Portal: You can request your COE yourself by visiting the official VA.gov website. You will need a verified Login.gov or ID.me account.
  3. By Mail (Slowest Method): You can fill out VA Form 26-1880 and mail it to the appropriate regional loan center. This method can take several weeks.

Expert Tip

Don’t let the paperwork intimidate you. Having your DD-214 (for Veterans) or a statement of service (for active duty) ready will make the COE process seamless. A good local lender in San Antonio will handle this for you as part of the pre-approval process, so you don’t have to do it alone.

Step 2: Your San Antonio Homebuying Roadmap (5 Phases)

Navigating the homebuying journey is much easier when you have a map. Here is the step-by-step process for using your VA loan to buy a home in San Antonio, broken down into five clear phases.

Phase 1: Get Pre-Approved (The Critical First Step)

Before you even look at homes, you must get pre-approved by a VA-approved lender. A VA pre-approval letter is a lender’s conditional commitment to loan you a specific amount. It tells you exactly how much you can afford and shows sellers and real estate agents that you are a serious buyer. To get pre-approved, you will typically need:

  • Your Certificate of Eligibility (COE)
  • Pay stubs for the last 30 days (or Leave and Earning Statements for active duty)
  • W-2s for the last two years
  • Federal tax returns
  • Bank statements

Phase 2: Find a Veteran-Friendly Real Estate Agent

Partnering with a real estate agent who has deep experience with VA loans in the San Antonio area is essential. A knowledgeable agent understands the nuances of the VA process, can recommend neighborhoods popular with military families (like Alamo Ranch, Stone Oak, or areas near Schertz and Cibolo), and knows how to structure your offer to be competitive.

Phase 3: The Home Search & Making an Offer

With your pre-approval letter and expert agent, you can now begin the exciting part: searching for your home! Once you find a property you love, your agent will help you submit a formal offer. If the seller accepts, you are officially “under contract.”

Phase 4: The VA Appraisal and Inspection

Once you are under contract, your lender will order a VA appraisal. This is a key step unique to VA loans. The VA-certified appraiser has two jobs:

  1. Determine the home’s fair market value. The loan amount cannot exceed the appraised value.
  2. Ensure the property meets the VA’s Minimum Property Requirements (MPRs). This is a safety check to ensure the home is safe, structurally sound, and sanitary.

Common MPR issues that must be fixed before closing include a bad roof, peeling paint in homes built before 1978, or a faulty HVAC system. It’s also highly recommended to get your own separate home inspection, which is more detailed than the appraisal and looks for potential future problems.

Phase 5: Underwriting and Closing

During the final phase, your loan file goes to an underwriter who performs a final verification of your finances and the property details. Once they issue the “Clear to Close,” you will schedule your closing day. The entire process in the San Antonio market, from going under contract to receiving your keys, typically takes between 30 and 45 days.

Understanding the Financials: Loan Limits & Costs

Once you understand the process, the next step is to master the numbers. Two key financial elements of the VA loan are the loan limit and the VA Funding Fee.

2026 VA Loan Limit for San Antonio (Bexar County)

For 2026, the VA loan limit in Bexar County is $832,750. It’s important to understand what this means:

  • This is not a cap on how much you can borrow. It’s the maximum amount you can borrow with $0 down, assuming you have your full VA loan entitlement.
  • Because San Antonio’s median home price is well below this limit, most homes in the area can be purchased with no down payment at all.
  • You can still buy a home that costs more than this limit; you would just need to provide a down payment for a portion of the difference.

The VA Funding Fee Explained

The VA Funding Fee is a one-time fee paid to the Department of Veterans Affairs that helps keep the loan program running for future generations. This fee varies based on your service, down payment amount, and if you’ve used the loan before. You can pay it upfront at closing or, as most borrowers do, roll it into your total loan amount.

Here are the most common funding fee rates for purchases:

Down Payment First-Time Use Fee Subsequent Use Fee
0% Down 2.15% 3.3%
5% – 9.99% Down 1.5% 1.5%
10% or More Down 1.25% 1.25%

Important: Funding Fee Exemptions

You may be exempt from paying the VA Funding Fee entirely if you meet certain criteria. The most common exemption is for Veterans who receive compensation for a service-connected disability. Eligible surviving spouses and active-duty Purple Heart recipients are also exempt. This can save you thousands of dollars at closing.

Advanced Strategies: Entitlement and Refinancing

For many, the VA loan is a benefit that can be used multiple times. Understanding how to manage your entitlement and leverage refinancing options are key to maximizing your benefit throughout your life.

Using Your VA Loan Entitlement in San Antonio

Your VA entitlement is the amount the VA guarantees on your loan. While you may have heard of “basic” or “bonus” entitlement, what’s most important to know is that if you have your full entitlement, you can borrow up to the county loan limit ($832,750 in San Antonio) with no money down.

  • Full Entitlement: You have your full entitlement if you have never used your VA loan benefit or if you have fully paid off a previous VA loan and sold the property (a process called “restoration”).
  • Partial Entitlement: If you have an active VA loan, you may have partial or remaining entitlement. This can allow you to purchase a second home with a VA loan, which is common for service members executing a PCS move. A down payment may be required depending on the purchase price.
  • Restoring Your Entitlement: To reuse your $0 down payment benefit on your next home, you must apply to have your entitlement restored after you sell the property and pay off the loan. This is not automatic and requires submitting VA Form 26-1880.

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.

San Antonio Housing Market Outlook for 2026

San Antonio remains one of the most Veteran-friendly housing markets in Texas. As of 2026, the median home price is approximately $330,000—significantly below the VA loan limit of $832,750, making most homes fully financeable with no down payment. The city’s affordability, coupled with expanding job markets, makes it ideal for long-term VA-backed homeownership.

San Antonio vs. Nearby Cities: 2026 Housing Comparison

City Median Home Price (July 2026) Cost of Living Index (US Avg = 100) Approx. Population
San Antonio ~$315,000 91.5 1,495,000
New Braunfels ~$390,000 96.1 114,000
Boerne ~$495,000 102.3 23,000
Converse ~$305,000 90.2 31,000
Schertz ~$375,000 95.4 44,000

 

Local San Antonio Veteran Assistance Programs

San Antonio offers a robust network of local Veteran programs including housing support, employment services, healthcare, and academic resources. Whether you’re transitioning from service or relocating after retirement, the city provides direct access to VA benefits and military-friendly resources tailored to your needs.

Housing Assistance Programs

  • Texas Veterans Land Board (TVLB) – Offers low-interest home and land loans to qualified Texas Veterans.
  • City of San Antonio HIP Program – Provides down payment and closing cost assistance to income-eligible homebuyers, including Veterans.

Employment and Career Services

  • Texas Veterans Commission (TVC) – Offers resume help, job matching, and career transition services statewide.
  • Workforce Solutions Alamo – Veterans Services – Offers personalized career coaching and job training assistance in San Antonio.

Healthcare and Counseling Services

  • South Texas Veterans Health Care System – Full-service VA hospital and clinics for medical and mental health care.
  • San Antonio Vet Center – Provides confidential readjustment counseling and VA benefit guidance.

Veteran Academic Resources

  • University of Texas at San Antonio (UTSA) – Offers GI Bill® support, peer mentoring, and academic counseling for student Veterans.

Top Veteran-Friendly Cities Near San Antonio

Veterans looking to buy outside of central San Antonio can find excellent communities nearby that support military homeownership. These surrounding cities offer family-friendly neighborhoods, strong schools, and VA-loan eligible properties.

  • New Braunfels, TX
    • Veteran Population: 6,000+
    • Description: Hill Country charm with good schools and affordable homes—ideal for JBSA families and retirees.
    • New Braunfels VA Loan Guide
  • Seguin, TX
    • Veteran Population: 2,500+
    • Description: Affordable housing with small-town charm and convenient access to I-10 and San Antonio.
    • Seguin VA Loan Guide
  • Pflugerville, TX
    • Veteran Population: 3,100+
    • Description: Suburban Austin-area city with strong schools and new construction opportunities within reach of VA buyers.
    • Pflugerville VA Loan Guide
  • Dripping Springs, TX
    • Veteran Population: 1,400+
    • Description: Known as the “Gateway to the Hill Country,” offering land, views, and space for families or retirees.
    • Dripping Springs VA Loan Guide

The Bottom Line: Your Path to Homeownership in San Antonio

For service members and Veterans, the VA loan is more than just a mortgage; it’s the most powerful home financing benefit you have earned. In a city as military-friendly and affordable as San Antonio, its advantages are magnified. The ability to purchase a home with zero down payment and no monthly mortgage insurance makes homeownership significantly more accessible here than in almost any other major U.S. city.

The 2026 housing market in San Antonio presents a unique opportunity. With a more balanced market, buyers have greater choice and negotiating power. By understanding the process laid out in this guide—from confirming your eligibility to closing on your new home—you are well-equipped to navigate the journey with confidence.

Your VA loan benefit is a direct path to building personal wealth and establishing roots in the Alamo City. The final step is to take action. Reach out to a VA-savvy mortgage lender to start your pre-approval and turn your goal of homeownership into a reality.

Get Approved in San Antonio

Frequently Asked Questions

1. Can I use a VA loan to buy a duplex or fourplex in San Antonio?

Yes. This is one of the most powerful uses of the VA loan. You can purchase a multi-unit property (up to 4 units) with no down payment, as long as you intend to occupy one of the units as your primary residence. This allows you to live in one unit while renting out the others, a strategy often called “house hacking” that can significantly offset your mortgage payment.

2. Can I use a VA loan for a new construction home?

Yes. The VA loan can be used to build a new home, but the process is more complex. You will need to find both a builder who is registered with the VA and a lender who offers a VA construction loan (which is less common). The more common route is to get a separate construction loan and then refinance it into a permanent VA loan once the home is complete.

3. Does the VA require a home inspection?

No, but it is highly recommended. The VA requires an appraisal to determine value and ensure the home meets Minimum Property Requirements (MPRs) for safety. However, an appraisal is NOT a home inspection. A separate home inspection is a detailed examination of the home’s condition (like the age of the AC unit and the state of the plumbing) and can save you thousands in unexpected repairs.

4. How much are closing costs on a VA loan in San Antonio?

Closing costs typically range from 2% to 4% of the loan amount and include fees like the VA appraisal, title insurance, and lender origination fees. While you must pay these, the VA limits what lenders can charge and allows the seller to pay for all of your loan-related closing costs and contribute up to 4% of the home’s value towards other costs, like paying off your collections or buying down your interest rate.

5. Can I reuse my VA loan benefit if I get PCS orders?

Yes. This is a common scenario for active-duty families. If you receive PCS orders and choose to keep your San Antonio home as a rental, you can use your remaining (or “bonus”) entitlement to purchase a new primary residence at your next duty station. Depending on the price of the new home, a down payment may be required.

6. What credit score do I really need for a VA loan?

While the VA itself doesn’t set a minimum credit score, most lenders do. In the San Antonio market for 2026, a majority of lenders look for a minimum credit score between 580 and 620. A higher score will generally result in a better interest rate. If your score is below this, some lenders may still be able to help, especially if you have other strong compensating factors like low debt and steady income.

7. Are there local property tax exemptions for Veterans in Texas?

Yes. Texas offers significant property tax exemptions for disabled Veterans. A Veteran with a 100% disability rating from the VA is exempt from paying property taxes on their primary residence entirely. Partial exemptions are also available for Veterans with disability ratings between 10% and 90%. This can result in massive annual savings.

8. Can a non-Veteran assume my VA loan if I sell my house?

Yes. One of the unique features of a VA loan is that it is “assumable” by a future buyer, even a non-Veteran. The buyer must still be approved by your lender, but it allows them to take over your existing loan at its original interest rate. This can be a huge selling point if your rate is lower than the current market rates. However, be aware that if a non-Veteran assumes your loan, your VA entitlement will remain tied up with that property until the loan is fully paid off.

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

No, you cannot use a VA loan to buy land by itself. The VA loan must be used to purchase or build a primary residence. You can, however, use a VA loan to simultaneously purchase land AND construct a home on it, but this requires a specific VA construction loan, which can be difficult to find.

10. What is “residual income” and why does it matter?

Residual income is a VA-specific requirement. It’s the amount of money left over each month after all major debts are paid (including your new mortgage, taxes, and insurance). The VA has a guideline for how much residual income your family should have based on your location and family size. It’s designed to ensure you can comfortably cover day-to-day living expenses. Having strong residual income can even help you qualify for a loan if your debt-to-income ratio is higher than typically allowed.

Official Resources for San Antonio Veterans

This guide is a comprehensive starting point, but we always recommend consulting official sources. Here is a curated list of essential resources for VA homebuyers and Veterans in the San Antonio area.

 

Official VA Home Loan Resources (.gov)

Texas & San Antonio Veteran Programs

Explore the Complete San Antonio VA Loan Guide

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