Everything You Need to Know About a VA Loan (and How It Can Help You Buy a Home in Virginia)

If you’re a service member, veteran, or eligible surviving spouse, chances are you’ve heard of the VA loan—but if you’re like many first-time buyers or military families PCSing to Virginia, you might still be wondering, “Is it really as good as it sounds?” The short answer? Yes. The long answer? Even better.

VA loans are more than just a mortgage option—they’re a life-changing opportunity to achieve homeownership without the financial barriers that often hold buyers back. In this blog, I’ll walk you through everything you need to know to buy a home in Virginia using your VA loan benefits, whether you’re relocating from across the country or buying your first home right here in town.

What Is a VA Loan (And Why Is It So Powerful)?

A VA loan is a mortgage loan guaranteed by the U.S. Department of Veterans Affairs (VA). It’s available exclusively to eligible military members and veterans—and it’s one of the most powerful tools in your home buying toolbox.

Unlike conventional loans or FHA loans, VA loans allow you to purchase a home with no down payment, making them ideal for buyers who haven’t had years to save. The VA guarantee also encourages lenders to offer more favorable terms, like lower interest rates and easier qualification standards, which is a huge help for military families and first-time homebuyers on a tight budget. It’s also a bit different from the USDA loan, which is a government-backed mortgage supported by the U.S. Department of Agriculture.

Who Qualifies for a VA Loan?

To be eligible, you generally must meet one of the following criteria:

• Served 90+ consecutive days during wartime, or

• Served 181+ days during peacetime, or

• Served 6+ years in the National Guard or Reserves, or

• Are the spouse of a service member who died in the line of duty or from a service-related disability

Eligibility is based on your service history, duty status, and discharge type, and you’ll need a Certificate of Eligibility (COE) to prove it. Even if you’re not sure about your status, there’s no harm in asking—I’ve helped many buyers discover they qualify when they thought they didn’t.

✅ Not sure if you qualify? I can connect you with trusted VA lenders in Virginia.

What Makes A VA Loan Different?

Let’s break down why so many military families and first-time buyers turn to VA loans:

1. No Down Payment Required

This is a game-changer. On a $300,000 home, that’s $15,000–$60,000 saved upfront.

Not needing a down payment can fast-track your path to homeownership, especially if you’re moving from renting and don’t have a large nest egg. In many cases, your only out-of-pocket expenses will be the earnest money deposit and some closing costs—which can sometimes be negotiated for the seller to pay.

2. No Private Mortgage Insurance (PMI)

Conventional loans often require PMI if you put down less than 20%. VA loans? No PMI—ever.

PMI can cost you hundreds per month, which adds up quickly. With VA loans, that’s money you can keep in your pocket—or put toward building equity in your new home faster.

3. Lower Interest Rates

Because the VA backs your loan, lenders often offer below-market interest rates.

Lower rates mean lower monthly payments and more buying power—helping you afford a home in the neighborhood you really want. Over the life of a 30-year loan, that savings can add up to tens of thousands of dollars.

4. Flexible Credit Requirements

You don’t need perfect credit to qualify. Many VA lenders work with scores starting in the mid-600s.

This is a huge advantage for renters transitioning into homeownership or buyers who’ve experienced a financial setback. As long as you have stable income and meet other basic criteria, you can likely qualify—even without a lengthy credit history.

5. Limits on Closing Costs

Plus, there are specific fees that sellers are not allowed to pass on to VA buyers, which can significantly reduce your out-of-pocket costs. In many cases, your REALTOR® can even negotiate for sellers to pay a portion—or all—of your closing expenses.

✅ The VA puts caps on what you’re allowed to be charged—protecting your wallet.

What Can You Buy with a VA Loan?

Here’s the beauty of the VA loan: It’s more versatile than most people think.

You can use it to buy:

• A single-family home

• A condo in a VA-approved community

• A manufactured or modular home

• New construction

• Even land, if you're building a primary residence (with certain lenders only)

While most people think VA loans are only for older, existing homes, that’s not the case. If you dream of a farmhouse on acreage in Orange County, or a new construction ranch in Spotsylvania, a VA loan can help you make it happen—without breaking the bank.

PCS to Virginia? Here’s How the VA Loan Helps You Move with Confidence

Military families relocating to places like Quantico, Fort Walker, or the Pentagon know the stress of PCS season all too well. Between timelines, BAH limits, and house hunting from out of state, buying a home can feel overwhelming.

VA loans simplify the process by offering flexible underwriting, remote closings, and options tailored to active-duty needs. Whether you’re looking for a quick close, temporary lodging options, or schools near your new base, I can help you time your purchase perfectly to reduce stress and keep your PCS smooth.

What Are the VA Loan Limits in Virginia?

Technically, VA loans don’t have a maximum loan amount—but there are limits to how much the VA will guarantee without a down payment.

In 2025, most areas in Virginia follow the conforming loan limit of $766,550. This gives you significant purchasing power—enough to buy a spacious home or new construction in many suburban and rural communities across the state. The loan limits do get adjusted from time to time so check with the local lender to get the most up-to-date loan limit.

In high-cost areas like Arlington, Alexandria, and parts of Fairfax County, loan limits are higher, allowing you to finance a larger home without sacrificing your zero-down advantage. If you're shopping in one of these regions, I can help you understand exactly what your benefits allow.

Common Myths About VA Loans

If you've ever been told these things, let’s clear the air:

❌ Myth #1: “Sellers don’t like VA loans.”
Truth: VA buyers are just as strong—especially with a great agent and a solid offer.

With strong representation, a fully underwritten pre-approval, and clear communication, VA offers can be just as competitive (or more) than conventional ones. VA offers even win in multiple-offer situations!

❌ Myth #2: “You can only use it once.”
Truth: You can reuse your VA benefit multiple times—even if you’ve owned before.

You can even have more than one VA loan at a time under certain conditions. If you’re relocating to Virginia but still own a VA-financed home in another state, I can help you explore your remaining entitlement.

❌ Myth #3: “VA appraisals are stricter.”
Truth: The VA’s Minimum Property Requirements (MPRs) are there to protect you. They want to ensure your new home is safe, sound, and sanitary—not nitpick the paint color.

And remember, VA appraisers are licensed professionals who assess the value and safety of a home—not its cosmetic appeal. Because VA appraisers have the best interests of the veteran in mind, those inspections tend to be more rigorous than FHA or conventional.  If a home needs minor repairs, we can work with the seller to get them handled during the negotiation phase.

How to Start the VA Home Buying Process in Virginia

If you're ready or planning on buying a home in Virginia and using the VA loan here are some next steps in the process:

1. Get Pre-Approved with a VA lender who knows the local market

2. Secure Your COE (your lender or agent can help)

3. Partner with a REALTOR® who knows how to write strong VA offers

4. Find Your Dream Home—whether it's a resale, new build, or land

5. Make an Offer and negotiate seller-paid closing costs if needed

6. Schedule a VA Appraisal and home inspection

7. Close on Your Home and get the keys!

It might seem like a lot, but with the right team in your corner, it’s a smooth, step-by-step journey. I’ll guide you through each milestone, answer all your questions, and make sure you never feel lost or overwhelmed during the process.

Final Thoughts: Is a VA Loan Right for You?

If you’ve served our country, you’ve earned this benefit—and it’s one of the smartest ways to build wealth through real estate.

Whether you’re:

• A first-time buyer who wants to stop renting

• A military family PCSing to Virginia

• A homeowner ready to sell and buy again

• Or someone exploring land and new construction

…VA loans can open doors you didn’t think were possible.

Don't let myths, confusion, or bad advice stop you from using the benefit you've earned. With expert guidance, local knowledge, and a VA-approved lender, your next move could be the smartest one yet.

Ready to Buy Your Home with a VA Loan? Let’s Chat!

Over the last decade, I’ve helped 100's of military families find homes all over Locust Grove,  Fredericksburg, Culpeper, Spotsylvania, and King George—and I’d love to help you next.

👉 Schedule your free VA loan consultation today—no pressure, just expert advice.
👉 Let’s get you pre-approved and on the path to homeownership.