A VA loan is one of the strongest benefits available to those who’ve served — but knowing you’re eligible and knowing how to use that benefit strategically are two different things. We help make sure your VA benefit is working as hard for you as you worked to earn it.
We help veterans, active-duty service members, and eligible surviving spouses throughout North Texas, including Flower Mound, Lantana, Highland Village, Argyle, Denton, Lewisville, Grapevine, Southlake, Keller, Trophy Club, Frisco, and surrounding communities, understand and use their VA loan benefit with confidence.
What Is a VA Loan?
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs and available to eligible veterans, active-duty service members, National Guard and Reserve members, and certain surviving spouses. The VA doesn’t lend the money directly — it guarantees a portion of the loan, which allows private lenders like us to offer terms that are hard to match anywhere else in the market: no down payment requirement, no monthly mortgage insurance, and consistently competitive rates.
Instead of monthly mortgage insurance, VA loans use a one-time VA funding fee, which varies based on your down payment and whether it’s your first time using the benefit. Many veterans with a service-connected disability rating are exempt from this fee entirely.
Who VA Loans Are For
VA financing is available to:
√ Veterans who meet minimum service requirements
√ Active-duty service members currently serving
√ National Guard and Reserve members who meet eligibility requirements
√ Certain surviving spouses of veterans who died in service or from a service-connected disability
VA loans can be used for a primary residence purchase, and eligible borrowers can also use the VA’s Interest Rate Reduction Refinance Loan (IRRRL) to streamline-refinance an existing VA loan, or a VA cash-out refinance to tap home equity.
Benefits of a VA Loan
- No down payment required in most cases — one of the only major loan programs that still offers true $0-down financing
- No monthly mortgage insurance, which meaningfully lowers your monthly payment compared to FHA or low-down-payment conventional loans
- Competitive interest rates, often lower on average than conventional financing
- Limited closing costs — the VA caps certain fees and restricts specific charges lenders can pass on to you
- No prepayment penalty
- Reusable benefit — your VA entitlement can potentially be used again for a future purchase, and in many cases restored after your current VA loan is paid off
- The VA funding fee is now tax-deductible for qualifying borrowers as of 2026, in addition to potential full exemption for veterans with a service-connected disability rating
Requirements to Qualify
Certificate of Eligibility (COE): confirms your VA loan eligibility based on service history — we help you obtain this as part of the process
Credit: the VA doesn’t set a minimum credit score, but lenders (including ours) apply their own guidelines, generally looking for a credit profile that shows consistent payment history
Debt-to-income ratio and residual income: VA underwriting looks closely at residual income — what’s left over after major monthly obligations — in addition to standard DTI
Property requirements: the home must be your primary residence and meet VA minimum property requirements
VA funding fee: for 2026, first-time use is 2.15% of the loan amount with less than 5% down, dropping to 1.5% with 5–9.99% down and 1.25% with 10% or more down. Subsequent use starts at 3.3% with less than 5% down, dropping to the same 1.5%/1.25% tiers with a larger down payment. Veterans with a qualifying service-connected disability rating are typically exempt.
Texas-Specific Considerations
VA loan limits were effectively eliminated in 2020 for veterans with full entitlement — meaning there’s no VA-imposed cap on loan size in most cases, though individual lender guidelines still apply. This matters in Texas, where home prices vary significantly by region.
Texas is a title-company state, and the VA’s closing cost restrictions tend to pair well with the generally predictable closing process Texas title companies provide.
Property taxes remain a major factor, since Texas has no state income tax. Because VA loans allow $0 down, your total monthly payment — including escrowed property taxes — deserves careful review before you commit to a price range.
VA appraisals in Texas follow the same nationwide Minimum Property Requirements, but appraiser availability can affect timelines in fast-moving submarkets — something we build into your closing timeline from the start.
North Texas Considerations
Strong veteran presence across the Metroplex — North Texas is home to a significant veteran and active-duty population, particularly given proximity to Naval Air Station Fort Worth JRB, and VA loan volume reflects that throughout Denton, Tarrant, and Dallas counties.
Home values in Flower Mound, Southlake, and Trophy Club run higher than the broader DFW average, which makes the “no loan limit for full entitlement” benefit especially relevant for veterans buying in those specific communities.
HOA-heavy new construction is common across Argyle, Northlake, and parts of Frisco — VA loans can absolutely be used for new construction, but builder coordination and VA property requirements should be discussed early in the process.
Competitive offers matter. In competitive North Texas listing situations, some sellers have outdated assumptions about VA financing being slower or riskier than conventional. Part of our job is helping structure your offer — and your pre-qualification — so it’s taken seriously from the start.
Local market conditions vary block to block. What VA buying power looks like in Denton is different from Southlake — we talk through your specific target area, not a general DFW average.
Frequently Asked Questions
Do I need a down payment for a VA loan?
In most cases, no. VA loans are one of the few remaining programs that allow true $0-down financing for eligible borrowers.
What is the VA funding fee, and do I have to pay it?
It’s a one-time fee that replaces monthly mortgage insurance on VA loans. For 2026, it ranges from 1.25% to 3.3% of the loan amount depending on your down payment and prior VA loan usage. Veterans with a qualifying service-connected disability rating are typically exempt entirely.
Is there a VA loan limit in Texas?
For veterans with full entitlement, VA loan limits were effectively eliminated in 2020 — there’s no VA-imposed cap in most cases, though your lender’s own guidelines still apply.
Can I use a VA loan more than once?
Yes. VA entitlement can often be reused for future home purchases, particularly once a prior VA loan is paid off or the entitlement is restored.
Do VA loans take longer to close than conventional loans?
Not inherently — with the right lender and a well-prepared file, VA loans close on a competitive timeline. Some of the perception otherwise comes from lenders less experienced with the program.
Can I use a VA loan for a home in a competitive North Texas market?
Yes. A strong, well-documented VA pre-qualification is just as competitive as any other offer — we help make sure your offer is positioned to be taken seriously.
Learn More About VA Financing
Before deciding on your next steps, explore our educational resources:
Understanding the VA Funding Fee (planned)
VA Loans vs. Conventional: Which Makes More Sense? (planned)
How to Get Your Certificate of Eligibility (COE) (planned)
Using a VA Loan for New Construction (planned)
VA IRRRL vs. VA Cash-Out Refinance: What’s the Difference? (planned)
Ready to Talk Through Your Options?
Whether this is your first time using your VA benefit or you’re considering a refinance, let’s make sure you’re getting the full value of what you’ve earned.
Get Pre-Qualified →
Texas Mortgage Plan is a d/b/a of Legacy Mortgage, NMLS# 1759275. Elizabeth Rose, NMLS# 252686. Shea Patton, NMLS# 251397. Equal Housing Lender.