The Complete Guide to VA Loans in Texas
VA.gov Home Loans
VA Lender’s Handbook (M26-7)
Texas VLB Home Loans
FHFA Conforming Loan Limits
Texas Veterans can buy a primary home with a federal VA loan or explore Texas Veterans Land Board (VLB) programs.
Federal VA loans are lender-made and VA-guaranteed, often allowing 0% down and no monthly mortgage insurance once your
Certificate of Eligibility (COE) is confirmed. VLB adds fixed-rate housing, land, and home-improvement options for eligible
Texas residents—compare rules, rates, and lender overlays.
VA Home Loans
- VA doesn’t lend money directly, approved private lenders do. The VA guarantee can reduce risk, which is why 0% down is often possible.
- Full entitlement: Generally means there’s no VA loan limit, but you still must qualify under lender underwriting (income, DTI, residual income, credit).
- Partial entitlement: Uses your county’s conforming loan limit for entitlement/down-payment math. (County limits can be higher than the baseline.)
Texas Veterans Land Board (VLB) programs
- Texas-only benefit: Separate from federal VA loans; typically requires Texas residency and primary-residence use for housing loans.
- VLB Housing: Fixed-rate terms (15–30 years) up to program maximums. Some Veterans with qualifying disabilities may be eligible for a rate discount (program rules apply).
- VLB Land + Home Improvement: May be available with program-specific down payment and limits.
Eligibility + COE
- COE required: Confirms VA entitlement and eligibility category.
- Service: 90 wartime days or 181 peacetime days; Guard/Reserve qualify with 6 years or qualifying active duty.
- Primary residence: Purchase loans require owner-occupancy (not for investment properties).
- Talk to a lender early: Overlays vary by lender even when the VA rulebook is the same.
Property Tax Exemptions
- 100% disability rating: Full property tax exemption on the veteran’s primary residence (homestead).
- 10%–99% disability rating: Sliding-scale exemptions that reduce taxable value by $5,000–$12,000, based on the rating.
FAQs
What are common closing costs for VA loans in Texas?
Common Texas VA closing costs include the appraisal, title/escrow, recording, prepaid taxes and homeowners insurance,
and lender fees allowed under VA rules. Seller or lender credits can reduce cash-to-close depending on your contract and pricing.
What other homeownership benefits does the Texas VLB offer Veterans?
Texas VLB programs can include fixed-rate home loans, separate land loans, and home improvement loans.
VLB may also offer certain interest-rate discounts (for example, for Veterans with a 30% or higher service-connected disability),
subject to current program rules.
What are the steps to apply for a Texas VLB loan?
Typical sequence: confirm residency and eligibility, choose a participating VLB lender, submit your application and documents,
get pre-approved, shop homes (or land/improvement scope), complete appraisal/underwriting, clear conditions, and close.
Ask the lender which documents are required for the specific VLB program.
Verify current limits and program rules
Loan limits, rates, and eligibility rules can change. Confirm federal VA rules with VA.gov and the VA Lender’s Handbook, and confirm VLB program limits, rates, and requirements with the Texas Veterans Land Board and your lender.
VA Loan Network’s Texas Real Estate Partners
VA Loan Network works with a small number of VA-experienced real estate agents who actively serve veterans and military families across Texas. These partners understand VA loan guidelines, Texas-specific buying considerations, and how to guide you through the process responsibly.
Partner agents are selected based on VA transaction experience, client service, and alignment with VA Loan Network’s standards—not paid placement.
What is a VA Loan?
VA loans, offered through a program by the U.S. Department of Veterans Affairs, are designed to assist eligible Veterans, active-duty service members, and certain surviving spouses in achieving homeownership. Backed by the VA, these loans feature buyer-friendly advantages like no down payment, helping borrowers preserve their savings.
They also remove the need for private mortgage insurance (PMI), reducing monthly costs. With favorable interest rates and flexible credit requirements, VA loans make owning a home more accessible. These benefits apply to various types of residential properties, provided the home will serve as the borrower’s primary residence.
Who Qualifies for a VA Loan?
VA loan eligibility is determined by the Department of Veterans Affairs and depends on your service history, type of service, and discharge status. Here’s an overview of the general requirements:
- Active Duty During Wartime: 90 consecutive days of service.
- Active Duty During Peacetime: 181 consecutive days of service.
- National Guard or Reserves: Six years of service, or 90 days of active duty under Title 32 orders, with at least 30 consecutive days served.
- Veterans: Must have completed the required service time and received an honorable or general (under honorable conditions) discharge.
- Active-Duty Service Members: Currently serving members are eligible after 90 continuous days of active service.
- National Guard and Reserve Members: Eligible after six years of service or qualifying active duty.
- Surviving Spouses: Unmarried spouses of service members who died in the line of duty or due to a service-related injury, and some remarried spouses, may qualify.
VA Loan Eligibility Calculator
How to Obtain a Certificate of Eligibility (COE)
Following these steps and providing the right documents will help ensure a smooth process when obtaining your COE.
A Certificate of Eligibility (COE) is an essential document for qualifying for a VA loan. It verifies that you meet the VA’s service eligibility requirements.
- Online via eBenefits:
- The quickest way to apply is through the VA’s eBenefits portal.
- Through a VA-Approved Lender:
- Many VA-approved lenders can help you request your COE using the VA’s online system.
- By Mail:
- Submit VA Form 26-1880 (Request for Certificate of Eligibility) by mail. Note that this option may take longer to process.
Documents You’ll Need:
- For Veterans:
- DD Form 214, which outlines your military service and discharge status.
- For Active-Duty Service Members:
- A statement of service signed by your commanding officer or personnel office.
- For National Guard or Reserve Members:
- Point statements and proof of service if you were never activated.
- For Surviving Spouses:
- A copy of the Veteran’s death certificate and your marriage license, if applicable.
2026 VA Loan Requirements
VA loan requirements are structured to help eligible Veterans and service members achieve affordable homeownership while ensuring the security of both the borrower and the lender. These criteria cover areas such as credit history, income stability, property standards, and appraisal guidelines, all designed to make the process fair and accessible.
Service Requirements
To be eligible for a VA loan, you must meet certain service-related criteria, which vary based on your status:
Veterans:
- Served at least 90 consecutive days of active duty during wartime.
- Completed at least 181 days of active duty during peacetime.
- Must have received an honorable discharge or one under honorable conditions.
Active-Duty Service Members:
- Currently serving with at least 90 continuous days of active duty.
National Guard and Reserves:
- Completed six years of service or served at least 90 days of active duty under Title 10 or Title 32 orders.
Surviving Spouses:
- Unmarried spouses of service members who died in the line of duty or due to a service-related disability.
- Certain remarried spouses may qualify if remarriage occurred after age 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.
-
Texas Veteran Programs by City
Houston Housing Authority – Veterans Affairs Supportive Housing (VASH) Program, Houston
The Houston Housing Authority, in collaboration with the VA, offers the VASH program to help Veterans find and maintain permanent housing.
- Provides rental assistance vouchers with case management.
- Offers support services including mental health counseling. Learn more about Houston VASH Program
Combined Arms – Veterans Housing Services, Houston
Combined Arms connects Veterans with affordable housing options and other resources.
- Provides assistance with housing applications and financial counseling.
- Offers a centralized platform to access Veteran-specific services. Explore Combined Arms Housing Services
Housing Corporation of Greater Houston – Veterans Homebuyer Assistance
This program helps Veterans access affordable homeownership options.
- Offers down payment assistance for first-time homebuyers.
- Provides financial education workshops to help Veterans manage homeownership costs. Learn more about the Housing Corporation of Greater Houston
San Antonio Housing Authority (SAHA) – Veterans Housing Program, San Antonio
SAHA supports Veterans with affordable housing options through rental assistance and homebuyer programs.
- Focuses on providing housing vouchers for homeless Veterans.
- Works with local partners to offer transitional housing services. Learn more about SAHA Veterans Programs
American GI Forum National Veterans Outreach Program, San Antonio
Offers comprehensive housing assistance and supportive services to Veterans in need.
- Provides temporary and permanent housing solutions.
- Assists with job placement and access to community services. Discover American GI Forum Services
Alamo Area Council of Governments (AACOG) – Veterans Housing Program
AACOG helps Veterans in the San Antonio region find affordable rental options and homebuyer support.
- Offers guidance through the home-buying process with counseling services.
- Connects Veterans with local resources for housing stability. Explore AACOG’s Veteran Services
Dallas Housing Authority – Veterans Rental Assistance Program, Dallas
The Dallas Housing Authority offers rental assistance to Veterans through its VASH program.
- Focuses on helping homeless Veterans find long-term housing solutions.
- Provides case management to support housing stability. Learn more about Dallas Veterans Housing Assistance
Metrocare Services – Veterans Housing Assistance, Dallas
Provides a range of support services to Veterans, including housing and mental health care.
- Offers transitional housing options.
- Helps Veterans with mental health care and employment services to ensure housing stability. Discover Metrocare Services for Veterans
Operation Tiny House – Veterans Housing Program, Dallas
This program offers unique housing solutions for Veterans by building affordable tiny homes.
- Focuses on providing sustainable, low-cost housing options.
- Includes community-based living with access to support services. Learn more about Operation Tiny House
Housing Authority of the City of Austin (HACA) – Veterans Housing Assistance, Austin
HACA provides rental assistance and support to Veterans through various housing programs.
- Offers the VASH program in collaboration with the VA.
- Helps Veterans secure stable housing with ongoing support services. Learn more about HACA’s Veterans Programs
Caritas of Austin – Permanent Supportive Housing for Veterans
Caritas provides housing and case management services to Veterans in need of long-term housing solutions.
- Offers permanent housing support with intensive case management.
- Helps Veterans connect with employment and healthcare resources. Explore Caritas of Austin
Texas Veterans Land Board (VLB) – Land & Home Loan Program, Austin
Offers home and land loans specifically designed for Texas Veterans.
- Provides low-interest loans for purchasing homes or land.
- Offers support throughout the application and approval process. Learn more about VLB Home Loan Program
El Paso Housing Authority – Veterans Affairs Supportive Housing (VASH), El Paso
The El Paso Housing Authority partners with the VA to offer the VASH program.
- Provides rental vouchers and case management for homeless Veterans.
- Focuses on finding stable housing solutions for Veterans. Learn more about El Paso Housing Authority VASH Program
Rebuilding Together El Paso – Veterans Home Repair Program
Offers free home repair services to low-income Veterans to ensure safe and healthy living conditions.
- Provides essential home repairs and modifications for Veterans.
- Focuses on improving accessibility and safety in Veteran homes. Explore Rebuilding Together El Paso
Paso del Norte Veterans Program – Supportive Housing, El Paso
Provides assistance to Veterans in finding housing and accessing other supportive services.
- Offers housing navigation for Veterans transitioning to permanent housing.
- Connects Veterans with community resources for stability and self-sufficiency. Learn more about Paso del Norte Veterans Program
Texas Housing Market Overview
Texas has remained a relatively affordable state compared to other large states like California and New York. However, home prices have seen steady growth, particularly in major cities such as Austin, Dallas, Houston, and San Antonio.
According to the Texas Real Estate Research Center, the median home price in Texas is currently around $350,000. This represents a year-over-year increase, reflecting the growing demand for housing in the state. While home prices vary significantly by region, major metro areas are experiencing the highest growth rates.
Texas Average Home Prices:
| City | Average Home Price |
|---|---|
| Austin | $500,000 |
| Dallas | $400,000 |
| Houston | $350,000 |
| San Antonio | $329,000 |
Although home prices are rising, Texas remains an attractive place for Veterans due to the cost of living being generally lower than in other states. Additionally, the state has a variety of housing options, from sprawling suburban homes to downtown condos.
2026 Texas VA Loan Limit
$832,750
In 2026, the VA removed loan limits for Veterans with full entitlement, which means eligible Texas Veterans can borrow as much as their lender will approve without a down payment. Typically the VA loan limit follows the conventional loan limit which is currently $832,750 in all Texas counties.
However, for those with partial entitlement (Veterans who already have a VA loan or defaulted on one), loan limits still apply. These limits are set based on the county where the property is located and can vary across the state.
For example, in more expensive areas like Austin, the limit might be higher, while rural areas may have lower limits.
Texas Housing Programs for Veterans
Texas provides several state-specific housing programs to support Veterans in their homeownership journey. These programs offer low-interest loans, down payment assistance, and tax credits, making it easier for Veterans to purchase homes or land. Below are the key programs available:
Texas State Affordable Housing Corporation (TSAHC)
- Offers fixed-rate mortgage loans and down payment assistance.
- Available for low to moderate-income families, including Veterans.
- Mortgage Credit Certificate (MCC) program provides tax credits on mortgage interest.
- TSACH Website
VLB Veterans Housing Assistance Program (VHAP)
- Provides low-interest loans for Veterans to purchase homes in Texas.
- Exclusively available to Texas Veterans.
- Competitive interest rates with flexible terms for purchasing homes.
- VHAP Website
VLB Veterans Land Loan Program
- Offers Veterans the ability to borrow up to $150,000 to purchase land.
- Low-interest rates with minimal down payment required.
- Exclusively for Texas Veterans.
- VLB Website
Homes for Texas Heroes (TSAHC)
- Offers special mortgage rates and down payment assistance.
- Available to Veterans, teachers, police officers, and other essential workers.
- Can be combined with TSAHC’s Mortgage Credit Certificate (MCC) for tax benefits.
- Home for Heros
TexVet Home Loan
- Provides low-interest home loans in collaboration with other Veteran programs.
- Helps Veterans navigate the home loan process and find the best options.
- Works alongside programs like VHAP and Homes for Texas Heroes.
- TexVet Website
Property Taxes in Texas
For VA buyers in Texas, property taxes are another important factor to consider. Fortunately, there are exemptions available for eligible Veterans that can help reduce the cost of homeownership.
If you are not exempt, the American Community Survey by the U.S. Census Bureau provides estimates for property taxes in various counties throughout Texas.
2026 Texas Property Tax Exemptions
Texas offers substantial property tax exemptions for disabled Veterans. The amount of the exemption varies depending on the degree of the Veteran’s disability:
| Disability Rating | Property Tax Exemption Amount |
|---|---|
| 100% Disability | Full exemption from property taxes |
| 70%-100% Disability | $12,000 exemption |
| 50%-69% Disability | $10,000 exemption |
| 30%-49% Disability | $7,500 exemption |
| 10%-29% Disability | $5,000 exemption |
These property tax exemptions can significantly reduce the cost of homeownership for Veterans in Texas, making it even more affordable to own a home.
Property Tax Rate by County
| County | Property Tax Rate |
|---|---|
| Anderson | 1.24% |
| Andrews | 0.88% |
| Angelina | 1.35% |
| Aransas | 1.29% |
| Archer | 1.60% |
| Atascosa | 1.40% |
| Austin | 1.30% |
| Bailey | 1.53% |
| Bandera | 1.17% |
| Bastrop | 1.89% |
| Baylor | 0.99% |
| Bee | 1.23% |
| Bell | 1.88% |
| Bexar | 2.12% |
| Blanco | 1.17% |
| Borden | 0.73% |
| Bosque | 1.26% |
| Bowie | 1.34% |
| Brazoria | 2.03% |
| Brazos | 1.88% |
| Brewster | 1.08% |
| Briscoe | 1.35% |
| Brooks | 1.00% |
| Brown | 1.41% |
| Burleson | 1.31% |
| Burnet | 1.40% |
| Caldwell | 1.69% |
| Calhoun | 1.16% |
| Callahan | 1.11% |
| Cameron | 1.76% |
| Camp | 1.28% |
| Carson | 1.19% |
| Cass | 1.14% |
| Castro | 1.64% |
| Chambers | 1.54% |
| Cherokee | 1.32% |
| Childress | 1.60% |
| Clay | 1.55% |
| Cochran | 1.38% |
| Coke | 1.34% |
| Coleman | 1.04% |
| Collin | 2.19% |
| Collingsworth | 1.56% |
| Colorado | 1.18% |
| Comal | 1.48% |
| Comanche | 1.25% |
| Concho | 1.45% |
| Cooke | 1.73% |
| Coryell | 1.68% |
| Cottle | 1.07% |
| Crane | 1.20% |
| Crockett | 0.66% |
| Crosby | 1.92% |
| Culberson | 2.23% |
| Dallam | 1.05% |
| Dallas | 2.18% |
| Dawson | 1.57% |
| Deaf Smith | 1.76% |
| Delta | 1.66% |
| Denton | 2.14% |
| DeWitt | 1.27% |
| Dickens | 0.93% |
| Dimmitt | 1.13% |
| Donley | 1.49% |
| Duval | 0.83% |
| Eastland | 1.08% |
| Ector | 1.41% |
| Edwards | 0.83% |
| El Paso | 2.09% |
| Ellis | 1.84% |
| Erath | 1.48% |
| Falls | 1.33% |
| Fannin | 1.44% |
| Fayette | 1.16% |
| Fisher | 1.37% |
| Floyd | 1.52% |
| Foard | 2.05% |
| Fort Bend | 2.48% |
| Franklin | 1.21% |
| Freestone | 1.19% |
| Frio | 1.57% |
| Gaines | 1.19% |
| Galveston | 2.01% |
| Garza | 1.23% |
| Gillespie | 1.16% |
| Glasscock | 0.56% |
| Goliad | 0.71% |
| Gonzales | 1.44% |
| Gray | 1.48% |
| Grayson | 1.53% |
| Gregg | 1.35% |
| Grimes | 1.06% |
| Guadalupe | 1.60% |
| Hale | 1.58% |
| Hall | 1.65% |
| Hamilton | 1.64% |
| Hansford | 1.58% |
| Hardeman | 1.46% |
| Hardin | 1.23% |
| Harris | 2.31% |
| Harrison | 1.14% |
| Hartley | 1.45% |
| Haskell | 1.34% |
| Hays | 1.97% |
| Hemphill | 1.27% |
| Henderson | 1.22% |
| Hidalgo | 1.92% |
| Hill | 1.45% |
| Hockley | 1.40% |
| Hood | 1.24% |
| Hopkins | 1.38% |
| Houston | 1.11% |
| Howard | 1.23% |
| Hudspeth | 1.16% |
| Hunt | 1.57% |
| Hutchinson | 1.39% |
| Irion | 1.18% |
| Jack | 1.30% |
| Jackson | 1.48% |
| Jasper | 0.86% |
| Jeff Davis | 0.96% |
| Jefferson | 1.59% |
| Jim Hogg | 1.13% |
| Jim Wells | 1.29% |
| Johnson | 1.67% |
| Jones | 1.41% |
| Karnes | 1.21% |
| Kaufman | 2.00% |
| Kendall | 1.45% |
| Kenedy | 1.07% |
| Kent | 0.81% |
| Kerr | 1.33% |
| Kimble | 1.15% |
| King | 1.56% |
| Kinney | 0.87% |
| Kleberg | 1.63% |
| Knox | 1.63% |
| La Salle | 1.23% |
| Lamar | 1.39% |
| Lamb | 1.25% |
| Lampasas | 1.36% |
| Lavaca | 1.13% |
| Lee | 1.27% |
| Leon | 0.86% |
| Liberty | 1.58% |
| Limestone | 1.09% |
| Lipscomb | 1.29% |
| Live Oak | 0.69% |
| Llano | 0.99% |
| Loving | 2.00% |
| Lubbock | 1.75% |
| Lynn | 1.94% |
| Madison | 0.98% |
| Marion | 0.97% |
| Martin | 1.26% |
| Mason | 0.74% |
| Matagorda | 1.30% |
| Maverick | 1.31% |
| McCulloch | 1.01% |
| McLennan | 1.62% |
| McMullen | 0.73% |
| Medina | 1.39% |
| Menard | 1.16% |
| Midland | 1.50% |
| Milam | 1.27% |
| Mills | 0.98% |
| Mitchell | 1.65% |
| Montague | 1.25% |
| Montgomery | 1.99% |
| Moore | 1.37% |
| Morris | 1.20% |
| Motley | 1.04% |
| Nacogdoches | 1.03% |
| Navarro | 1.48% |
| Newton | 0.77% |
| Nolan | 1.38% |
| Nueces | 1.97% |
| Ochiltree | 1.40% |
| Oldham | 1.70% |
| Orange | 1.37% |
| Palo Pinto | 1.17% |
| Panola | 1.04% |
| Parker | 1.67% |
| Parmer | 1.33% |
| Pecos | 0.83% |
| Polk | 1.12% |
| Potter | 1.76% |
| Presidio | 1.35% |
| Rains | 1.35% |
| Randall | 1.74% |
| Reagan | 1.05% |
| Real | 1.39% |
| Red River | 1.17% |
| Reeves | 1.56% |
| Refugio | 0.92% |
| Roberts | 1.25% |
| Robertson | 1.01% |
| Rockwall | 2.14% |
| Runnels | 1.80% |
| Rusk | 1.01% |
| Sabine | 0.64% |
| San Augustine | 0.91% |
| San Jacinto | 1.18% |
| San Patricio | 1.76% |
| San Saba | 1.14% |
| Schleicher | 1.07% |
| Scurry | 1.31% |
| Shackelford | 1.10% |
| Shelby | 0.84% |
| Sherman | 1.26% |
| Smith | 1.36% |
| Somervell | 0.96% |
| Starr | 0.88% |
| Stephens | 1.26% |
| Sterling | 0.76% |
| Stonewall | 1.48% |
| Sutton | 0.89% |
| Swisher | 1.54% |
| Tarrant | 2.37% |
| Taylor | 1.52% |
| Terrell | 0.67% |
| Terry | 1.43% |
| Throckmorton | 1.47% |
| Titus | 1.31% |
| Tom Green | 1.36% |
| Travis | 1.98% |
| Trinity | 0.96% |
| Tyler | 0.92% |
| Upshur | 1.30% |
| Upton | 0.84% |
| Uvalde | 1.40% |
| Val Verde | 1.55% |
| Van Zandt | 1.22% |
| Victoria | 1.79% |
| Walker | 1.40% |
| Waller | 1.67% |
| Ward | 0.76% |
| Washington | 1.52% |
| Webb | 2.18% |
| Wharton | 1.60% |
| Wheeler | 1.09% |
| Wichita | 1.69% |
| Wilbarger | 1.55% |
| Willacy | 1.57% |
| Williamson | 2.22% |
| Wilson | 1.65% |
| Winkler | 1.20% |
| Wise | 1.49% |
| Wood | 1.16% |
| Yoakum | 1.11% |
| Young | 1.12% |
| Zapata | 0.76% |
| Zavala | 1.00% |
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 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.
How to Apply for a VA Loan in Texas
Applying for a VA loan is mostly the same nationwide, but local execution matters. In Texas, taxes, insurance, and HOA rules can swing the monthly payment, so you want a lender who underwrites with realistic escrows and closes VA loans regularly. Here is the step by step process most buyers follow.
- Confirm eligibility and pull your COE: Your lender can often retrieve your Certificate of Eligibility quickly, or you can request it through VA systems. The COE confirms you meet service requirements and shows whether you have full or partial entitlement.
- Get a full pre approval, not just a pre qual: A real pre approval verifies income, assets, debts, and credit so you shop with a true payment range. Ask the lender to include estimated county taxes and homeowners insurance so the number you use is not artificially low.
- Pick an agent who knows VA appraisal and seller objections: A VA experienced agent can structure the offer, inspection timeline, and repair strategy so the transaction stays financeable. This reduces surprises if the appraisal calls out safety items or required repairs.
- Go under contract, then appraisal, underwriting, and closing: After you are under contract, the lender orders the VA appraisal, clears underwriting conditions, and coordinates title and closing. The faster you return documents, the less likely the timeline drifts.
FAQ About VA Loans
Can I use a VA loan more than once?
Yes. VA loans are a reusable benefit. You can use the program again if you restore entitlement after selling or refinancing a prior VA loan, or if you still have remaining entitlement available. A lender can confirm the numbers before you shop.
Do disabled Veterans get property tax relief in Texas?
Yes. Texas offers strong property tax relief for qualifying disabled Veterans, including a full exemption in some 100 percent disability scenarios and partial exemptions at lower ratings. Because rules are applied locally, confirm your exact exemption with the county appraisal district.
What is the VA loan limit in Texas for 2026?
If you have full entitlement, there is no county loan cap that limits how much you can borrow, because approval is driven by lender underwriting and total payment. If you have partial entitlement, the 2026 baseline conforming limit of $832,750 is the reference point for guaranty math.
How long does it take to close a VA loan in Texas?
Most VA purchases close in about 30 to 45 days. Timelines usually stretch when appraisal scheduling is slow, repairs are negotiated late, or documents are delivered in pieces. A lender who closes VA loans routinely and a responsive buyer keep it moving.
Are VA loans competitive in Texas when sellers want strong offers?
Yes, when the offer is packaged for certainty. Sellers typically care about clean underwriting, realistic timelines, and appraisal risk more than the down payment amount. A strong pre approval that includes taxes, insurance, and HOA dues helps your offer feel dependable.
Can I combine a VA loan with Texas specific Veteran programs?
Sometimes. Certain state programs can layer with VA financing, but compatibility depends on how assistance is structured and the lender’s program participation. Confirm the stacking rules early, because additional assistance can add documentation, change the timeline, and affect cash to close.
What extra fees should I expect with a VA loan?
The main VA specific cost is the one time VA funding fee, which varies by loan type, down payment, and prior use. Normal closing costs still apply, such as title and escrows. Veterans with qualifying service connected disabilities are often exempt from the funding fee.
Can I use a VA loan to buy land?
Not by itself. VA financing is for a primary residence, so land alone is not eligible unless it is part of an approved plan to build a permanent home. If your goal is land without immediate construction, you will need a separate land loan or state program.
