VA loan

Zero down.No PMI.Earned benefit.

VA loans are a Department of Veterans Affairs benefit available to active-duty service members, veterans, National Guard, Reserve members, and qualifying surviving spouses. Northeast Florida has a large veteran population, and we close VA files every month.

Get Pre-Approved (904) 389-4635

What a VA loan is

The VA doesn't lend the money directly. The VA guarantees a portion of the loan to the lender, which lets approved lenders offer terms civilian loans can't match: zero down payment, no private mortgage insurance, and competitive interest rates. The benefit is earned through service.

Who qualifies

Eligibility at a glance

VA service-eligibility basics.

Down payment

Zero down on most files up to county loan limits.

PMI

No private mortgage insurance, ever. Saves you ~$100-300/mo on a typical NE Florida loan.

COE

Required document

Certificate of Eligibility from the VA. We help pull it.

Eligibility requires a service record, typically:

90 days of active duty during wartime, or 181 days during peacetime
For veterans, generally 24 months of continuous active duty, or the full period you were called to active duty
6 years of National Guard or Reserve service
Surviving spouse of a service member who died in the line of duty or from a service-connected disability

A VA Certificate of Eligibility (COE) confirms your benefit. We can pull the COE on your behalf during application.

When VA is the right call

You qualify and you intend to occupy the home as your primary residence
You don't have a 20% down payment ready
You want to avoid PMI entirely
You may also qualify for a funding-fee waiver if you have a VA-rated service-connected disability

When to look at other programs

Investment property or vacation home: not allowed under VA
You've already used your VA entitlement on another loan and haven't restored it: still possible but check the math
Conventional may be cheaper for high-credit, high-down-payment buyers if VA funding fee outweighs PMI savings

VA questions

What people ask before applying.

What's the VA funding fee?

A one-time fee paid at closing, typically 1.25-3.3% of the loan amount depending on first-time vs subsequent use and down payment. It's often financed into the loan. Borrowers with a service-connected disability rating may have the funding fee waived entirely.

What is a VA Streamline (IRRRL)?

The Interest Rate Reduction Refinance Loan is a fast-track refi for borrowers who already have a VA loan. No appraisal, simplified documentation, and a lower funding fee (0.5%). Used to drop your rate when market rates fall.

Can my surviving spouse use my VA benefit?

In specific circumstances, yes. A surviving spouse may qualify if the service member died in the line of duty or from a service-connected disability. The VA evaluates these case by case.

Will the seller pay my closing costs?

VA loans cap how much in closing costs the seller can pay (4% of the home's reasonable value), but otherwise sellers can contribute substantially. We'll structure the offer accordingly.

Ready to use your benefit

Get a real VA quote today.

Bring your DD-214 (or service info) and we'll pull the COE while we run the numbers.

Get Pre-Approved (904) 389-4635