VA Loans in Texas

VA Loans in Texas: A Guide for Veterans, Guard, Reservists, and Military Families

A VA loan can be one of the strongest tools a military buyer has. I have used VA loans myself, and I help Texas veterans and service members use theirs without leaving value on the table. Here is how it works, in plain English.

Talk to Charlie PCS & VA checklist

What a VA loan is

A VA loan is a mortgage made by a private lender and backed by the U.S. Department of Veterans Affairs. The VA guarantee is what lets lenders offer terms that are hard to find elsewhere. It is for buying a home you will live in as your primary residence.

I am a REALTOR®, not a lender. Your lender decides your loan. My job is to help you shop smart, write a strong offer, and keep the deal on track.

Who can use one

Veterans, active-duty service members, many National Guard and Reserve members, and certain surviving spouses can qualify, depending on service history and discharge status. Your Certificate of Eligibility (COE) is what confirms it. A VA-experienced lender can usually pull it for you.

Why buyers choose VA loans

These are the features that matter most. Your lender confirms how each one applies to you.

•Eligible borrowers can generally buy with no down payment, subject to lender approval and the loan amount.
•No monthly mortgage insurance on a VA loan.
•A one-time VA funding fee may apply. Some borrowers are exempt, including veterans who receive VA compensation for a service-connected disability. The fee can often be financed.
•VA rules limit which fees a veteran can be charged at closing, and they place limits on seller concessions. I write offers with those rules in mind.
•Entitlement can be used more than once, and in some cases it can be restored.

How a VA loan fits a Texas home purchase

A Texas contract includes a financing addendum that ties your deal to loan approval, plus an option period and a timeline for appraisal and closing. A VA appraisal checks that the home meets VA minimum property requirements, so we choose homes and negotiate repairs with that in mind.

Texas also has its own program for veterans through the Texas Veterans Land Board. It is worth comparing with your VA loan, and your lender can help you do that.

Texas property tax benefits for veterans

Texas veterans with a VA-rated disability may qualify for a property tax exemption on their residence homestead, and a 100% disabled veteran may qualify for a full exemption. This is one of the most valuable and most underused veteran benefits in the state. I explain how to apply on my Military page.

VA loans by situation

Active duty on PCS orders

Plan backward from your report date. See the PCS and VA checklist for the full timeline.

PCS & VA checklist →

National Guard and Reserve

Many members qualify, depending on service history. Your COE shows where you stand, and the VA site lists the service requirements.

Military & VA →

Near Fort Sam Houston or Lackland

Compare housing paths and neighborhoods around each base.

Explore San Antonio for military →

Space and land in Wilson County

Floresville and La Vernia offer more land and a lower cost of entry.

Explore Wilson County →

Official sources for VA loans in Texas

This page is general education, not legal, tax, or lending advice. Rules and rates change, so confirm details with the official source above, your lender, or a tax professional. I am a REALTOR®, not a lender or an attorney.

VA loans in Texas: common questions

Do I need a down payment with a VA loan?

Eligible borrowers can generally buy with no down payment, subject to lender approval and the loan amount. Your lender confirms what applies to you based on your Certificate of Eligibility.

Is there mortgage insurance on a VA loan?

VA loans do not require monthly mortgage insurance. A one-time VA funding fee may apply, and some borrowers, such as veterans receiving VA compensation for a service-connected disability, are exempt.

Can National Guard and Reserve members use a VA loan?

Many can, depending on service history. Your Certificate of Eligibility shows whether you qualify, and the VA site lists the requirements.

Can I use my VA loan benefit more than once?

Yes. VA loan entitlement can be used more than once, and in some cases it can be restored or you may have remaining entitlement. Your lender can check what applies to you.

Can I use a VA loan for an investment property?

VA loans are for a home you intend to occupy as your primary residence. Your lender can explain the rules on occupancy and on multi-unit properties.

Who pays closing costs on a VA loan?

VA rules limit which fees a veteran can be charged, and sellers can help with some costs within VA limits. What is possible depends on the deal, the lender, and the market. I negotiate with those rules in mind.

Let us plan your VA purchase

Tell me where you are in the process and what matters most to your family. I will connect you with lenders who work with VA loans every day and build a plan around your timeline.

Prefer to talk? Call or text 210-992-9802 · 7 days a week, 8am to 8pm

[email protected]

Charlie Sanchez, REALTOR® · Levi Rodgers Real Estate Group · TX License #850953