ServicesVA Loans
VA Home Loans in Georgetown
You earned this benefit, and it can mean buying with little or nothing down and no monthly mortgage insurance. We walk you through entitlement, the funding fee and the VA appraisal in plain language, so you know what each step means before you sign anything.
What a VA loan is and who uses it
A VA loan comes from a private lender, and the Department of Veterans Affairs backs a portion of it. That backing lets lenders offer terms you rarely see elsewhere. Borrowers with full entitlement can often purchase with no down payment, and there is no monthly mortgage insurance on the loan.
The property has to be your primary residence. Eligibility reaches veterans and people on active duty, plus many who served in the National Guard or Reserves and certain spouses of service members who died. If you plan to live in the place you buy, start your search here.
It does not win every comparison. If you have a large down payment ready, a conventional loan may cost less over the years because it carries no VA funding fee. We put both options side by side, show you the difference in dollars and leave the decision with you.
What we handle on your VA loan
Your Certificate of Eligibility
Most borrowers never have to request the COE on their own. We can usually pull it electronically, and if your service record needs a closer look, we tell you which document to dig up, such as a DD-214 or a statement of service.
Entitlement in plain numbers
Entitlement is the amount the VA guarantees on your behalf. If you have used the benefit before or still own a property bought with a VA loan, we show you how much is left and whether a down payment enters the picture.
Funding fee review
We explain the one-time VA funding fee and how its percentage shifts based on the money you put down and whether you have used the benefit before. Veterans receiving VA disability compensation are generally exempt, so we check for that at the start.
Pre-approval for your offer
We review income, credit and debts, including residual income, which the VA uses to confirm money is left over each month after the bills are paid. You get a pre-approval letter your agent can put behind your offer.
Appraisal and closing coordination
We order the VA appraisal, keep you updated on what the appraiser finds and work with the title company and your agent all the way to closing.
When a VA loan makes sense for you
The down payment keeps slipping away
When rent eats most of your paycheck, saving a big down payment can take years. Buying with little or nothing down can shorten that wait, and we look at ways to handle closing costs too, such as seller concessions.
Mortgage insurance bothers you
FHA loans and conventional loans with small down payments add a monthly mortgage insurance charge. A VA loan does not, and that difference can make a real dent in the monthly payment.
Your credit has a few dings
The VA does not set a minimum credit score, although each lender has its own rules. If something from a few years back worries you, call us before you rule yourself out.
You are paying on a VA loan now
When rates fall below what you locked, the VA Interest Rate Reduction Refinance Loan, called an IRRRL, offers a simpler way to lower your rate with less paperwork than a standard refinance. If you would rather pull cash from your equity, a VA cash-out refinance is also an option.
Orders are bringing you here
Military families often move to Georgetown or Round Rock on a tight schedule. A pre-approval in hand before the moving truck arrives lets you bid on the right place without delay.
How a VA loan comes together
- 1
A first conversation
We talk at our office, or by phone or video. You tell us about your service, your income and what you hope to buy, and we explain what a VA loan would look like for you.
- 2
Application and eligibility
You complete a loan application and we pull your COE and credit. We list every document we need in one go so you are not chased for paperwork piece by piece.
- 3
Pre-approval and house hunting
Once your file is reviewed, you get a pre-approval letter. When you find the right place and your offer is accepted, we lock in a rate at a time that makes sense for you.
- 4
VA appraisal
A VA-assigned appraiser confirms the value and checks the property against VA minimum property requirements, such as safe utilities and a sound roof. If something is flagged, we explain your options and who typically handles it.
- 5
Underwriting and closing
Underwriting gives final approval, you get your Closing Disclosure at least three business days before closing, and we go over every line with you before you sign.
What shapes the cost of your VA loan
Your rate and closing costs come from your own file, so two veterans buying the same week can see different numbers. We give you a rate quote and a Loan Estimate that breaks out every charge on its own line. Ask us about anything that looks unclear, and use that estimate to compare lenders fairly.
- The VA funding fee
- This one-time charge depends on your down payment and on whether this is your first use of the benefit. It can be paid at closing or rolled into the loan amount. Veterans with a service-connected disability are often exempt from it.
- Credit and debt-to-income
- A cleaner credit history and lighter monthly debts usually lead to a better rate. Before you apply, we tell you which changes would actually move your numbers and which ones would not be worth the effort.
- Property taxes and insurance
- Texas has no state income tax, so property taxes carry more weight, and they are normally part of the monthly payment. We include them in your estimate so the payment you see is the payment you will make.
- Points and lender credits
- Paying points at closing lowers the rate. Taking a slightly higher rate can bring lender credits that offset some closing costs. We lay out both choices and match them to how long you plan to keep the loan.
Common questions from VA borrowers
Something not covered here? (512) 528-3761
Is the VA benefit a one-time thing?
No, you can use it again. Entitlement is typically restored after you sell the property and the VA loan is paid off. Borrowers with enough leftover entitlement can sometimes hold two VA loans at once. Your COE tells us exactly where you stand, and we review it with you.
Can I really buy with zero down on a VA loan?
In many cases, yes, if you have full entitlement and the purchase price fits the appraised value. When some entitlement is still in use on another loan, a bigger loan amount may need a down payment. You can always choose to put money down, and doing so lowers the funding fee.
What if the VA appraisal comes in under the price?
You have several paths. You can negotiate a lower price with the seller, cover the difference in cash, or ask for a reconsideration of value if the appraiser missed comparable sales. Texas VA purchase contracts generally allow you to walk away with your earnest money when the appraisal is short, and we explain each option before you decide.
Will a VA loan work for acreage or a fixer-upper?
Land can be fine when the property is primarily residential and meets VA standards. A property needing major work is harder, because the appraiser has to confirm it is safe and ready to live in. Share the listing with us and we will go over it while you are still weighing an offer.
Can a surviving spouse get a VA loan?
Sometimes. It depends on how the service member died and on whether the spouse has remarried. Eligible surviving spouses usually do not pay the funding fee either. We help you gather the documents needed to ask the VA for an eligibility decision.
Talk through your VA benefit with a loan officer
Tell us about your service and your plans, and we will explain what you qualify for and what it would cost. Every step is spelled out before you commit.