COE process
We retrieve the Certificate of Eligibility electronically when available and identify the service documents needed for manual review.
Loan Programs
Built for VA.
Ready for every path home.
VA expertise for those who've served, plus FHA, Conventional, USDA, and Non-QM solutions for every kind of homebuyer.
No ObligationSame Day Pre-ApprovalsVeteran-Owned Company
5 Loan Programs
VA, FHA, Conventional, USDA & Non-QM
Primary specialty
The VA Advantage.
VA purchase, IRRRL, and cash-out loans can combine zero down with no monthly PMI. Approval still depends on entitlement, credit, income, residual income, occupancy, appraisal, property, and underwriting.
Origination
- Military Mortgage
- $0
- Illustrative retail
- Often 0.5%–1.0% of loan amount
Underwriting
- Military Mortgage
- $0
- Illustrative retail
- Often $400–$900
Processing
- Military Mortgage
- $0
- Illustrative retail
- Often $300–$700
The $0 amounts apply to lender origination, underwriting, and processing fees charged by MilitaryMortgage.com. Appraisal, title, escrow, recording, taxes, insurance, discount points, prepaid items, and other third-party costs may still apply. Retail examples are illustrative only; another lender's actual charges vary by lender, loan, and market.
The VA Funding Fee
Instead of monthly mortgage insurance, the VA charges a one-time funding fee that can be rolled into the loan amount. The fee varies by use and down payment, and is $0 for eligible exempt borrowers.
- First use · less than 5% down
- 2.15%
- Subsequent use · less than 5% down
- 3.30%
- 5%–9.99% down
- 1.50%
- 10%+ down
- 1.25%
- IRRRL
- 0.50%
- Eligible exemption
- $0
Exemption
Veterans with a service-connected disability rating, eligible surviving spouses, and active-duty Purple Heart recipients are typically exempt.
Eligibility & entitlement
We calculate full, partial, restored, and second-tier entitlement before the offer strategy is set.
Funding fee
The fee ranges by use and down payment, may be financed, and is $0 for eligible exempt borrowers.
Purchase & refinance
Choose among purchase, 0.5% IRRRL funding-fee treatment, and fully underwritten cash-out paths.
When VA isn't an option
Four fallback programs — not a better choice
For military borrowers, a VA loan is almost always the stronger option. The programs below are here for the cases where VA eligibility isn't available or the property doesn't qualify.
Flexible credit
FHA
Only for buyers who do not have VA eligibility. If you have VA entitlement, a VA loan is almost always the better choice — no down payment and no monthly mortgage insurance.
- Minimum down payments commonly begin at 3.5%, subject to credit and underwriting.
- Upfront and annual mortgage insurance apply; the upfront premium can generally be financed.
- Primary residences only, with FHA appraisal and property-condition requirements.
- Expect income, asset, employment, debt, and housing-history documentation.
Why VA is better
No down payment, no monthly PMI, and no lifetime mortgage insurance.
Requires a down payment and lifetime monthly mortgage insurance that VA does not — and FHA property standards can be stricter than VA's.
Equity focus
Conventional
Useful only when you want to preserve VA entitlement for a future purchase, or to finance a second home or investment property VA won't cover. For a primary residence, VA is the stronger option.
- Some primary-residence programs begin at 3% down; pricing and approval depend on the complete file.
- Private mortgage insurance generally applies below 20% down but may be cancellable later.
- Primary, second-home, and investment-property options are available under different rules.
- Expect standard income, employment, asset, credit, and property documentation.
Why VA is better
Zero down, no monthly PMI, and more forgiving debt-to-income treatment.
No VA funding fee, but lower down payments add monthly mortgage insurance and stricter pricing adjustments that VA avoids.
Rural choice
USDA
A zero-down fallback for buyers who are not VA-eligible and are purchasing in a USDA-eligible rural area. For eligible military borrowers, VA offers zero down without the geographic and income limits.
- Eligible borrowers may finance 100% of the purchase price.
- Household income limits and property-location eligibility both apply.
- An upfront guarantee fee and annual fee apply; the upfront fee can generally be financed.
- Expect household-income verification plus standard credit, asset, and property documentation.
Why VA is better
Zero down anywhere, no household-income cap, and no geographic restriction.
Restricted to eligible rural areas and capped by household income — limits VA does not impose.
Self-employed
Non-QM
For self-employed borrowers, investors, or households whose qualifying income is not fully shown on tax returns. These carry higher costs and are a last resort when VA, agency, or government financing won't qualify.
- Qualification may use bank statements, assets, rental cash flow, or other documented income methods.
- Down payment, reserve, and credit requirements vary substantially by product and risk profile.
- Rates and costs are generally higher than agency financing because underwriting is customized.
- Expect complete source documentation for the alternative income method selected.
Why VA is better
Lower rates, lower costs, and standard income qualification that usually costs less.
Higher rates and larger reserves in exchange for flexible income analysis — meaningfully more expensive than VA.
Take the Next Step
Not surewhich program?
Share the property, income, entitlement, and timeline. We will compare the workable paths.