VA Home Loans: 5 Things Every Veteran Should Know Before Buying
As a veteran, you’ve earned more than just respect—you’ve earned access to one of the most powerful benefits in real estate: the VA Home Loan. Backed by the U.S. Department of Veterans Affairs, this program is designed to make homeownership more accessible for those who have served our country.
But despite its advantages, the VA loan is often misunderstood or underutilized. Whether you're buying your first home or your fifth, here are five things every veteran should know before stepping into the homebuying process.
1. You Don’t Need a Down Payment—But You Still Need Cash
One of the biggest advantages of the VA loan is 100% financing—meaning no down payment is required in most cases. This can save veterans tens of thousands of dollars upfront.
However, zero down doesn't mean zero out-of-pocket. You may still be responsible for:
Closing costs (typically 2–5% of the purchase price)
The VA funding fee (can be financed or waived for disabled vets)
Prepaid taxes and insurance
Pro Tip: You can negotiate seller concessions to cover some or all of these costs. An experienced lender can structure this for maximum savings.
2. Your Certificate of Eligibility (COE) Is Step One
Before applying for a VA loan, you'll need to secure your Certificate of Eligibility (COE). This document verifies your entitlement and confirms that you qualify based on service history.
Most lenders can request this for you in minutes. But if you’ve had a prior VA loan or are divorced/separated from another veteran borrower, your COE may need closer attention.
3. You Can Use Your VA Loan More Than Once
Many veterans think the VA loan is a one-time benefit, but that’s a myth.
You can use your VA loan benefit multiple times—as long as you have enough entitlement remaining. You can even have more than one VA loan at a time in certain cases, like relocating while keeping your previous home as a rental.
The key is working with a lender who understands how to calculate your remaining entitlement and strategize your purchase accordingly.
4. VA Appraisals Are Different—And That’s a Good Thing
VA appraisals are often more detailed than conventional ones because they include a Minimum Property Requirements (MPR) checklist to ensure the home is safe, sound, and sanitary.
While this can occasionally slow the process, it protects veterans from purchasing properties that need expensive repairs. A good real estate team will help you avoid appraisal pitfalls from the start.
5. Not All Lenders Are VA Loan Experts
Here’s something most veterans don’t realize: Not all lenders know how to structure a VA loan correctly. And that lack of expertise can cost you time, money, and peace of mind.
At The Gold Key Mortgage Collective, VA loans are a core part of what we do. As a 21-year Air Force and Space Force veteran, I understand both the military lifestyle and the unique power of this benefit. I make sure your VA loan experience is smooth, respectful, and financially smart—every step of the way.
The Bottom Line
The VA Home Loan is an incredible tool—but like any benefit, it’s only as powerful as the strategy behind it.
If you're a veteran, active-duty service member, or surviving spouse preparing to buy a home, let's talk about how to use your VA entitlement the smart way. From eligibility to funding, I’ve got your six.
Visit my VA Loan Educator Tool
Jamie Kienholz
21-Year Veteran, USAF & USSF
Specializing in VA, Luxury, and Construction Financing
Serving Texas, Florida, Colorado, and beyond
