Mortgage Broker for Residential & Commercial Purpose Loans
VA Loan Texas: Purchase, Construction, RENOvation, IRRRL
VA Loans by Captain Adam Bartling USA Retired
VA Loan Benefits for Texas Veterans
Texas is home to over 1.5 million veterans, making it one of the largest veteran populations in the United States. The Department of Veterans Affairs (VA) loan program offers Texas veterans and active-duty service members exceptional benefits when purchasing or refinancing a home:
- No down payment required (for qualified borrowers)
- No private mortgage insurance (PMI)
- Competitive interest rates often lower than conventional loans
- Limited closing costs with seller-paid closing cost options
- No prepayment penalties
- Flexible credit requirements
These benefits make homeownership more accessible in Texas's competitive real estate markets, whether you're looking in Houston's diverse neighborhoods or Austin's growing suburbs.
VA Loan Requirements in Texas
To qualify for a VA loan in Texas, you must:
- Have eligible military service:
- 90 consecutive days of active service during wartime
- 181 days of active service during peacetime
- 6 years of service in the National Guard or Reserves
- Or be the spouse of a service member who died in the line of duty
- Obtain a Certificate of Eligibility (COE)
- Meet credit and income requirements:
- Minimum credit score (varies by lender) but no set minimum by VA
- Debt-to-income ratio generally under 41%
- Stable, sufficient income to cover mortgage payments
- Intend to occupy the property as your primary residence
- Purchase a property that meets VA minimum property requirements (MPRs)
Being a retired veteran and lender Adam Bartling offers advisory great rates on VA Home Loans.
VA Construction loans in Texas
Adam Bartling VA Construction lender in Texas
Types of VA Construction Loans
- VA One-Time Close Construction Loan (Construction-to-Permanent):
- Single loan combining construction financing and permanent mortgage
- One closing process, saving on fees
- Interest rates locked before construction begins
- Typically requires a 620+ credit score in Texas markets
- Two-Time Close Construction Loan:
- Separate construction loan followed by VA loan after completion
- Two closings with separate fees
- More widely available through Texas lenders
- Allows for changes during construction process
VA Construction Loan Requirements in Texas
- Builder Requirements:
- Must be VA-approved
- Minimum 2-5 years of verifiable experience
- Proper licensing and insurance
- Strong financial standing
- Documentation Required:
- Complete house plans and specifications
- Builder contract
- Cost breakdown
- Land value documentation (if already owned)
- Construction timeline
- Property Requirements:
- Must meet or exceed VA Minimum Property Requirements
- Must be your primary residence
- Must be constructed on land you own or are purchasing
VA Interest Rate Reduction Refinance Loan -IRRRL
ADAM BARTLING VA Refiance LENDER IN TEXAS
VA Refinance Options in Texas
VA refinance loans help Texas veterans reduce their interest rates, change loan terms, or access home equity. Two main options are available:
VA Interest Rate Reduction Refinance Loan (IRRRL)
Also known as the VA Streamline Refinance, the IRRRL offers:
- Simplified application process with minimal documentation
- No appraisal required in most cases
- Lower interest rate or more favorable loan terms
- Reduced funding fee (0.5% of loan amount)
- No income verification typically required
- No credit score minimum (though lenders may have their own requirements)
- Can be done with no out-of-pocket costs by rolling fees into the loan
- Quick closing timeline, often 2-3 weeks
IRRRL Requirements:
- Must already have a VA loan
- Must certify you previously occupied the home
- New loan must have a tangible benefit (lower rate, lower payment, or more stable terms)
- Cannot take cash out (except for energy-efficient improvements)
VA Cash-Out Refinance Loan
The VA Cash-Out refinance allows Texas veterans to:
- Access home equity for debt consolidation, home improvements, or other needs
- Refinance a non-VA loan into a VA loan
- Get lower interest rates than with conventional cash-out options
- Borrow up to 100% of the home's value in some cases
VA Cash-Out Requirements:
- Must occupy the property as your primary residence
- Must qualify based on credit, income, and home value
- Full appraisal required
- Higher funding fee than IRRRL (typically 2.3% for first use)
- More documentation required, including income verification
Texas-Specific Refinance Considerations
- Texas Cash-Out Restrictions: Texas has unique laws regarding cash-out refinancing, including a rule that homeowners can't borrow more than 80% of their home's value on non-VA cash-out loans. VA loans can exceed this limit.
- Property Tax Implications: Refinancing may trigger a reassessment of your property taxes.
- Texas Homestead Protections: Understanding how Texas homestead laws protect your property when refinancing.
- Title Insurance: Texas has unique title insurance regulations that may affect refinancing costs.
When to Consider VA Refinancing in Texas
- When interest rates drop at least 0.5-1% below your current rate
- When you want to switch from an adjustable-rate to a fixed-rate mortgage
- When you need to access equity for major expenses
- When you want to remove a co-borrower from the loan
- When you can recoup the refinancing costs within 36 months through savings
VA Renovation loan Texas
ADAM BARTLING VA renovation LENDER IN TEXAS
VA renovation loans allow veterans to purchase homes needing repairs or to improve their existing properties. These loans combine the home's purchase price (or current loan balance) with renovation costs into a single loan.
Types of VA Renovation Loans Available in Texas
- VA Renovation Loan:
- For moderate repairs and improvements
- Typically up to $35,000 in renovation costs
- 30-year fixed-rate terms available
- Can include energy-efficient improvements
- VA Supplemental Loan:
- For improvements to an existing VA-financed home
- Can be used to install energy-efficient features
- Lower interest rates than personal loans or credit cards
- Term length varies based on improvement type
Eligible Improvements Under VA Renovation Loans
- Roof repair or replacement
- HVAC system upgrades or replacement
- Energy-efficient window installation
- Kitchen and bathroom remodeling
- Foundation repairs (common in Texas clay soil regions)
- Accessibility modifications
- Room additions
- Plumbing and electrical upgrades
- Outdoor living space improvements
VA Renovation Loan Requirements in Texas
- Property must be your primary residence
- Improvements must be permanently affixed to the property
- Contractor must be VA-approved
- Detailed renovation plan with cost estimates required
- Renovations typically must be completed within 3-6 months
- Minimum credit score requirements (typically 620+)
Texas VA Loan FAQs
Texas homebuyers should be aware of certain state-specific considerations:
Adam Bartling's Texas VA Home Loan FAQs
Q: Is there a VA loan limit in Texas?A: For veterans with full entitlement, there are no loan limits. Veterans with partial entitlement may be subject to conforming loan limits, which vary by county in Texas.
Q: Can I use a VA loan more than once in Texas?A: Yes, you can reuse your VA loan benefit multiple times, either sequentially (after paying off a previous VA loan) or simultaneously (having multiple VA loans at once), subject to entitlement availability.
Q: Do VA loans in Texas require mortgage insurance?A: No, VA loans do not require private mortgage insurance (PMI), which is a significant benefit compared to conventional loans with less than 20% down payment.
Q: What are typical closing costs for VA loans in Texas?A: Closing costs typically range from 2-5% of the loan amount, though some of these costs can be paid by the seller or rolled into the loan.
Q: Can I get a VA loan with bad credit in Texas?A: While the VA doesn't set a minimum credit score, most Texas lenders require scores of at least 580-620 for VA loans.
Q: How long does the VA loan process take in Texas?A: The typical timeline is 30-45 days from application to closing, similar to conventional loans.
Q: Can I use a VA loan to buy land in Texas?A: You cannot use a VA loan solely to purchase land, but you can include land in a VA construction loan.
Q: Are there property tax benefits for veterans using VA loans in Texas?A: Texas offers various property tax exemptions for veterans, especially those with service-connected disabilities, regardless of loan type.
Complete VA Home Loan Guide for Houston Metro Area
Your Trusted Source for VA Loans in Houston, Texas
Meet Adam Bartling – Your Top Rated Army Veteran Mortgage Broker
📞 Call or Text: 713-301-0007
📧 Email: adam@bartlinglending.com
🌐 Website: bartlinglending.com
Adam Bartling is a retired U.S. Army National Guard veteran with 22 years of service, now serving fellow veterans as a licensed mortgage broker (NMLS #1833427) with American Mortgage Network. As a Top Choice Mortgage Broker, Adam shops multiple wholesale lenders to secure the best rates for Houston-area veterans—typically 0.25%-0.50% better than retail banks.
📋 Quick Navigation
- Why Houston for Veterans
- Understanding VA Loans
- All VA Loan Types
- VA Loan Eligibility
- Top 10 Houston Metro Neighborhoods
- Ellington Field Joint Reserve Base
- Frequently Asked Questions
- Why Choose Adam Bartling
- Contact Information
📖 Estimated Reading Time: 10 minutes
🎖️ Why Houston for Veterans
Houston consistently ranks as one of the best cities in America for military veterans. As the 4th largest U.S. city, Houston offers an unbeatable combination of economic opportunity, affordability, and quality of life.
Houston's Veteran Advantages:
✅ No State Income Tax – Keep more of your military retirement and VA disability compensation
✅ Thriving Job Market – Major employers in energy, aerospace, healthcare, technology, and defense actively recruit veterans
✅ Affordable Housing – Home prices from $270,000-$570,000 in top master-planned communities
✅ Ellington Field JRB – Active joint reserve base with 5,000+ Guard and Reserve personnel
✅ Growing Economy – GDP exceeding $500 billion, second-fastest growing metro in the U.S.
✅ Master-Planned Communities – 12 of the nation's top 50 best-selling communities are in Houston (2024)
Key Employment Sectors for Veterans:
- Energy – Shell, ExxonMobil, Chevron, BP, renewable energy companies
- Aerospace & Defense – NASA Johnson Space Center, Boeing, Lockheed Martin
- Healthcare – Texas Medical Center (world's largest), Houston Methodist, MD Anderson
- Technology – Microsoft, Amazon, Hewlett Packard Enterprise, growing tech startups
- Logistics – Port of Houston (busiest U.S. port), distribution centers
💰 Understanding VA Loans
A VA home loan is a mortgage benefit guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, National Guard members, Reservists, and qualifying surviving spouses.
Key VA Loan Benefits:
🏡 $0 Down Payment – Purchase with no money down
💵 No Private Mortgage Insurance (PMI) – Save $100-$300+ monthly
💳 Competitive Interest Rates – Typically 0.25%-0.50% lower than conventional
📊 Flexible Credit Requirements – More lenient than conventional loans
🏗️ Build or Buy – Use for existing homes OR custom construction
🔄 Reusable Benefit – Use multiple times throughout your lifetime
💪 No Prepayment Penalties – Pay off early without fees
📄 Seller Can Pay Closing Costs – Up to 4% of loan amount
🎯 All VA Loan Types
Adam Bartling offers all VA loan types through American Mortgage Network. As a Best VA Lender, Adam's wholesale access means better rates than retail banks.
1. VA Purchase Loans
The most common VA loan type for buying existing homes.
Key Features:
- 0% down payment required
- No PMI regardless of down payment
- Loan amounts from $85,000 to $5,000,000
- Seller can contribute up to 4% toward closing costs
- Available for single-family homes, townhomes, condos, 2-4 unit properties
Houston Example: Purchase a $400,000 home in Bridgeland with $0 down, no PMI (saves $300/month), monthly P&I payment ~$2,528 at 6.50%.
📞 Get pre-qualified: 713-301-0007
2. VA Refinance Loans (Cash-Out)
Access your home equity while maintaining VA loan benefits.
Key Features:
- Refinance up to 90% of current home value
- Access cash for any purpose (home improvements, debt consolidation, investments)
- Replace any existing mortgage type with a VA loan
- No PMI on new loan
- Interest may be tax-deductible
Houston Example: Home worth $450,000 with $250,000 balance = Up to $155,000 cash out at 90% LTV. Use for pool installation, remodeling, debt payoff, or investments.
📞 Free cash-out analysis: 713-301-0007
3. VA IRRRL (Interest Rate Reduction Refinance Loan)
Also called VA Streamline Refinance – the fastest way to lower your VA mortgage rate.
Key Features:
- ✅ No appraisal required (saves $500-$700)
- ✅ No income verification typically needed
- ✅ Minimal documentation
- ✅ Fast closing (15-25 days)
- ✅ Only 0.5% funding fee (vs. 2.15% for purchase)
- ✅ Can skip up to 2 mortgage payments
- ✅ All costs can be financed
Requirements:
- Must currently have a VA loan
- Must be current on payments
- Must result in lower payment or rate (typically 0.5%+ reduction)
- Made at least 6 payments on current loan
Houston IRRRL Example:
Original Loan (2023): $400,000 at 7.25% = $2,738/month
After IRRRL (2025): $400,000 at 6.00% = $2,398/month
Monthly Savings: $340 = $4,080/year = $122,400 lifetime
Adam's "Lender for Life" Promise: "I monitor rates continuously and proactively contact Houston clients when IRRRL opportunities arise. You'll never miss a chance to save money!"
📞 Check IRRRL savings: 713-301-0007
4. VA One Time Close Construction Loan
Build your custom dream home with $0 down payment and only one closing.
Key Features:
- ✅ Single closing before construction begins
- ✅ $0 down payment required
- ✅ No PMI
- ✅ Lock rate before building starts
- ✅ Covers land + construction + permanent mortgage
- ✅ Interest-only payments during construction
- ✅ Automatic conversion to 30-year fixed mortgage
What's Covered:
- Land purchase (if needed)
- Site preparation and utilities
- All construction costs
- Builder's profit
- Permits and fees
- Closing costs
Houston Example: Build in Tamarron (Fulshear): $120,000 lot + $350,000 construction = $470,000 total with $0 down. During 6-month construction, pay interest only on drawn funds. After completion, converts to $470,000 30-year fixed.
Compare to Conventional Construction:
- Conventional requires 20% down = $94,000
- Two closings = double closing costs
- PMI required if less than 20% down
- VA Construction saves $100,000+ upfront!
Popular Houston Communities for VA Construction:
- Sunterra (Katy)
- Tamarron (Fulshear)
- Bridgeland (Cypress)
- Grand Central Park (Conroe)
- Jordan Ranch (Brookshire)
📞 Start your custom build: 713-301-0007
5. VA Construction to Permanent Loan
Same as VA One Time Close – emphasizes the seamless transition from construction to permanent financing. Single closing, $0 down, automatic conversion to 30-year mortgage after build completion.
✅ VA Loan Eligibility Requirements
Service Requirements:
Active Duty: 90 consecutive days of service
Veterans:
- Wartime: 90 days active duty (minimum 1 day during wartime period)
- Peacetime: 181 days continuous active duty
- Post-9/11: 90 aggregate days
- Gulf War era: 24 months or full period called/ordered (minimum 90 days)
National Guard/Reserves:
- 6 years of service in Selected Reserve or National Guard, OR
- 90 days active duty (including 30 consecutive days)
Surviving Spouses:
- Spouse of service member who died in service or from service-connected disability
- Certain unremarried surviving spouses
Discharge Status: Honorable or General (under honorable conditions)
Financial Requirements:
Credit Score:
- VA has no minimum credit score
- Most lenders require 620+ (Adam works with lenders down to 580 in some cases)
Income:
- Sufficient stable income to cover mortgage plus debts
- VA examines "residual income" (money left after all debts)
Debt-to-Income Ratio:
- Preferably under 41%
- Can exceed 41% with strong compensating factors
Houston Residual Income Minimums:
- Family of 1: $945
- Family of 2: $1,062
- Family of 3: $1,225
- Family of 4: $1,386
- Family of 5+: Add $80 per person
Certificate of Eligibility (COE):
Adam obtains your COE – usually instantly through the VA's WebLGY system.
Documents needed:
- DD-214 (Member Copy 4 or 2) for veterans
- Statement of Service for active duty
- NGB-22 for National Guard
- Reserve retirement points for Reservists
📞 Adam obtains your COE free: 713-301-0007
🏘️ Top 10 Houston Metro Neighborhoods for Veterans
Houston had 12 of the nation's top 50 master-planned communities in 2024. Here are the top neighborhoods where veterans are thriving:
1. Sunterra (Katy) – $300,000s - $800,000s
🥇 #1 Houston Community | #4 Nationally
Location: Northwest Katy, near Katy Freeway and Grand Parkway
Distance to Ellington Field JRB: 25 miles (35-minute commute)
Schools: Katy ISD and Royal ISD (top-rated)
Size: 2,300 acres, 7,000 homes planned
Key Amenities:
- Crystal Lagoon opening 2025
- Lazy River (already open)
- Resort-style pools and parks
- Miles of trails
- Close to Katy Mills Mall
Home Prices: $350,000 - $650,000
New Construction: From $300,000s
HOA Fees: $100-$150/month
Property Taxes: ~2.5%
Best For: Active-duty families at Ellington Field, families with children, first-time VA buyers
📞 New construction in Sunterra: 713-301-0007
2. Bridgeland (Cypress) – $400,000s - $700,000s
🥈 #2 Houston Community | #7 Nationally
Location: Northwest Houston in Cypress
Distance to Ellington Field JRB: 30 miles
Schools: Cypress-Fairbanks ISD, Waller ISD (McReavy Elementary opened 2024)
Size: 11,500 acres – one of Houston's largest
Key Amenities:
- On-site H-E-B grocery store (2024)
- Multiple lakes, parks, pools
- 40+ miles of trails
- State-of-the-art fitness centers
- Multiple villages with varying price points
Home Prices: $450,000 - $700,000
Average (2024): $570,895
HOA Fees: $125-$175/month
Property Taxes: ~2.4%
Best For: Families, outdoor enthusiasts, established community seekers
📞 Explore Bridgeland: 713-301-0007
3. Tamarron (Fulshear) – $300,000s - $500,000s
🥉 #3 Houston Community | #14 Nationally
Location: Fulshear area along Texas Heritage Parkway
Distance to Ellington Field JRB: 30 miles
Schools: Katy ISD, Lamar Consolidated ISD
Size: 3,500 acres, 10,000 homes planned
Key Amenities:
- Multiple pools, parks, trails
- Sports courts and playgrounds
- D.R. Horton primary developer (veteran-friendly)
- Excellent value pricing
Home Prices: $320,000 - $475,000
Average (2025): $351,000
HOA Fees: $75-$125/month
Property Taxes: ~2.6%
Best For: First-time VA buyers, budget-conscious veterans, investors seeking appreciation
📞 Best value! Call Adam: 713-301-0007
4. Cross Creek Ranch (Fulshear) – $400,000s - $700,000s
#4 Houston Community | #49 Nationally
Location: Fulshear area
Distance to Ellington Field JRB: 32 miles
Schools: Lamar Consolidated ISD with on-site elementary
Size: 3,200 acres (final build-out – only 150 homes remaining!)
Key Amenities:
- Lakes and extensive trail system
- Multiple pools and fitness centers
- Johnson Development (premium quality)
- Nearly sold out – limited availability
Home Prices: $450,000 - $650,000
Average (2024): $542,387
HOA Fees: $100-$150/month
Property Taxes: ~2.5%
Best For: Families prioritizing schools, established community seekers
📞 Limited availability: 713-301-0007
5. Grand Central Park (Conroe/The Woodlands) – $350,000s - $600,000s
#5 Houston Community
Location: Conroe, adjacent to The Woodlands
Distance to Ellington Field JRB: 35 miles
Schools: Conroe ISD
Size: 2,000 acres
Key Amenities:
- Mature tree canopy
- Extensive trails and parks
- Close to The Woodlands entertainment and dining
- Near Cynthia Woods Mitchell Pavilion
- Access to ExxonMobil, Chevron Phillips, HP Enterprise campuses
Home Prices: $375,000 - $550,000
HOA Fees: $100-$140/month
Property Taxes: ~2.3%
Best For: Northern Houston/The Woodlands employment, nature enthusiasts
📞 The Woodlands area: 713-301-0007
6. Sienna (Missouri City) – $300,000s - $2,000,000s
Established Master-Planned Community
Location: Missouri City
Distance to Ellington Field JRB: 20 miles (25 minutes) – CLOSEST master-planned community!
Schools: Fort Bend ISD (top-rated in Texas)
Size: Established with mature landscaping
Key Amenities:
- Club Sienna with resort pools
- Sawmill Lake Club
- 12-acre Club Sienna complex
- Close to Texas Medical Center
Home Prices: $350,000 - $750,000 (wide range available)
HOA Fees: $90-$150/month
Property Taxes: ~2.6%
Best For: Active-duty Ellington personnel, medical professionals, families
📞 Closest to Ellington: 713-301-0007
7. Riverstone (Sugar Land) – $350,000s - $800,000s
Premium Sugar Land Community
Location: Sugar Land (one of America's safest cities)
Distance to Ellington Field JRB: 25 miles
Schools: Fort Bend ISD (consistently top-ranked)
Size: 3,800 acres
Key Amenities:
- Multiple pools and parks
- Adjacent to Sugar Land Town Square
- Near major employers: Fluor, Schlumberger, Texas Children's
- Premium community with exceptional amenities
Home Prices: $400,000 - $700,000
HOA Fees: $125-$175/month
Property Taxes: ~2.4%
Best For: Families prioritizing top schools, energy/healthcare professionals
📞 Sugar Land VA loans: 713-301-0007
8. Elyson (Katy) – $300,000s - $600,000s
Frank Lloyd Wright-Inspired Architecture
Location: Katy area
Distance to Ellington Field JRB: 28 miles
Schools: Katy ISD
Size: Unique architectural design throughout
Key Amenities:
- Elyson House community center
- Pooch Playground for dogs
- Great Lawn for outdoor movies
- Distinctive architecture
- Strong community events
Home Prices: $350,000 - $550,000
HOA Fees: $100-$135/month
Property Taxes: ~2.5%
Best For: Veterans seeking unique design, community-oriented families
📞 Unique Katy community: 713-301-0007
9. Pearland Communities – $250,000s - $600,000s
Multiple Communities: Silverlake, Shadow Creek Ranch, Southwyck
Location: Pearland (rapidly growing suburb)
Distance to Ellington Field JRB: 10-15 miles – SHORTEST commute!
Schools: Pearland ISD, Alvin ISD, Clear Creek ISD
**Multiple established and new communities
Key Amenities:
- Pearland Town Center (shopping/dining)
- Multiple community pools and parks
- Close to Texas Medical Center and NASA
- New hospital facilities
Home Prices: $280,000 - $550,000
HOA Fees: $50-$125/month
Property Taxes: ~2.5-2.8%
Best For: Active-duty Ellington personnel, NASA contractors, Texas Medical Center employees
📞 Closest commute to base: 713-301-0007
10. The Woodlands – $400,000s - $3,000,000s+
🏆 #1 Best Place to Live in America (Niche.com)
Location: 30 miles north of downtown Houston
Distance to Ellington Field JRB: 40 miles (45-minute commute)
Schools: Conroe ISD, Tomball ISD (excellent ratings)
Size: 28,000 acres – fully established since 1974
Key Amenities:
- Mature forest canopy throughout
- Cynthia Woods Mitchell Pavilion (world-class entertainment)
- The Woodlands Mall and Market Street
- Multiple golf courses
- Houston Methodist Hospital, St. Luke's
- Major corporate campuses (ExxonMobil, HP Enterprise)
Home Prices: $450,000 - $1,500,000 (established homes)
The Woodlands Hills (new construction): $350,000 - $800,000
HOA Fees: $150-$300/month
Property Taxes: ~2.2-2.4%
Best For: Established veterans, higher-income professionals, retirees, families prioritizing premium schools/amenities
📞 The Woodlands VA loans: 713-301-0007
✈️ Ellington Field Joint Reserve Base
Houston's Multi-Service Military Installation
Address: 11911 Ellington Field St, Houston, TX 77034
Established: 1917 (108 years of service)
Unique Feature: Ellington Field JRB hosts all five U.S. Armed Forces – the only installation in Houston with this distinction:
- Air Force – 147th Attack Wing (Texas Air National Guard) – Host unit
- Army – 75th Training Command (Army Reserve) – Senior headquarters (2-star General)
- Navy – Navy Operational Support Center Houston (largest reserve presence)
- Marines – 1st Battalion, 23rd Marines
- Coast Guard – Coast Guard Air Station Houston
Additional Tenants:
- NASA Johnson Space Center (adjacent)
- Department of Homeland Security
- Texas Military Forces
- Civil Air Patrol
Personnel: 5,000+ National Guard and Reserve military personnel
Missions: Homeland defense, aerospace operations, disaster response, training (MQ-9 Reaper drone operations)
Commute Times to Houston Communities:
Closest (10-20 miles):
- Pearland – 10-15 miles (15-20 minutes)
- Webster – 8 miles
- Friendswood – 12 miles
- Pasadena – 9 miles
Mid-Range (20-30 miles):
- Sienna (Missouri City) – 20 miles (25 minutes)
- Sugar Land/Riverstone – 25 miles
- Katy communities – 25-30 miles
Longer Commute (30-40 miles):
- The Woodlands – 40 miles (45 minutes)
- Bridgeland (Cypress) – 30 miles
- Grand Central Park – 35 miles
Key Services:
- ID Cards/DEERS: (832) 380-7239
- Military & Family Readiness: (281) 929-2056
- Base Exchange: (281) 484-5892
Houston VA Healthcare:
- Michael E. DeBakey VA Medical Center (Texas Medical Center)
- VA Outpatient Clinics throughout Greater Houston
Adam Bartling specializes in helping Ellington Field personnel find homes with optimal commutes and understands the unique needs of Guard/Reserve families.
📞 Ellington Field specialist: 713-301-0007
❓ Frequently Asked Questions
Top 10 Most-Asked VA Loan Questions:
1. What is a VA loan and who qualifies?
A VA home loan is a mortgage benefit guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, National Guard members, Reservists, and qualifying surviving spouses.
Qualifications:
- Veterans: Sufficient service (90 days wartime, 181 days peacetime, or 90 days post-9/11)
- Active-duty: Currently serving with 90+ days
- National Guard/Reservists: 6 years of service
- Surviving spouses: Of service members who died in service or from service-connected disabilities
- Discharge requirement: Honorable or General (under honorable conditions)
Adam Bartling determines your eligibility during a free consultation and obtains your Certificate of Eligibility quickly.
📞 Free eligibility check: 713-301-0007
2. Do I need a down payment for a VA loan in Houston?
NO – $0 down payment required for most Houston purchases.
Comparison:
- Conventional: 5-20% down
- FHA: 3.5% minimum down
- VA: $0 down
Example: $400,000 Houston home
- Conventional 10% down: $40,000 required
- VA 0% down: $0 required
That $40,000 can instead go toward emergency savings, furnishings, or investments.
📞 $0 down VA loans: 713-301-0007
3. What is the VA funding fee and do I have to pay it?
The VA funding fee is a one-time cost that helps sustain the VA loan program.
Funding Fee Amounts:
- VA Purchase (first use): 2.15%
- VA Purchase (subsequent use): 3.30%
- VA Refinance (cash-out): 2.15%
- VA IRRRL: 0.50%
GOOD NEWS:
- ✅ Can be 100% financed (rolled into loan)
- ✅ No out-of-pocket payment required
- ✅ Veterans with VA disability are EXEMPT (pay $0!)
- ✅ Purple Heart recipients EXEMPT
- ✅ Surviving spouses EXEMPT
Example: $400,000 loan × 2.15% = $8,600 funding fee, but financed (no cash needed)
With 10% VA disability rating: $8,600 waived completely!
Adam determines your exemption eligibility during consultation.
📞 Check funding fee status: 713-301-0007
4. What is a Certificate of Eligibility (COE) and how do I get one?
The COE proves to lenders that you're eligible for a VA loan.
How Adam Obtains Your COE:
- Uses VA's WebLGY system for instant electronic retrieval (5-10 minutes)
- For complex service histories: Manual application (5-10 business days)
Documents Needed:
- Veterans: DD-214 (Member Copy 4 or 2)
- Active Duty: Statement of Service
- National Guard: NGB-22
- Reservists: Retirement points statement
Cost: $0 – Adam obtains your COE free
📞 Adam gets your COE: 713-301-0007
5. Can I use my VA loan benefit more than once?
YES! Your VA benefit is REUSABLE throughout your lifetime.
Three Ways to Reuse:
Option 1: Sell & Restore
- Sell home, pay off VA loan
- Entitlement fully restores
- Use VA loan again (unlimited times)
Option 2: Refinance to Conventional
- Keep home as rental
- Refinance to conventional loan
- VA entitlement restores
- Buy next home with VA
Option 3: Use Remaining Entitlement
- Keep current VA loan active
- Use remaining entitlement for second purchase
- Possible with $0 down in Houston!
Adam specializes in complex entitlement situations and calculates your remaining entitlement.
📞 Free entitlement calculation: 713-301-0007
6. What types of properties can I buy with a VA loan in Houston?
✅ APPROVED Properties:
- Single-family homes
- Townhomes
- Condominiums (must be VA-approved project)
- Multi-unit properties (2-4 units, must occupy one unit)
- Manufactured homes (permanent foundation on owned land)
- New construction
❌ NOT APPROVED:
- Investment properties (must be primary residence)
- Vacation homes
- 5+ unit properties
- Co-ops
- Properties with significant safety issues
- Raw land without structures (unless VA Construction Loan)
VA Minimum Property Requirements:
- Safe, sound, sanitary
- Functioning heating/cooling
- Clean water and sewage
- Safe roof (2+ years remaining life)
- All systems working
Adam verifies property eligibility before you make an offer.
📞 Property questions: 713-301-0007
7. Are there VA loan limits? How much can I borrow in Houston?
Since 2020: NO VA loan limits for veterans with full entitlement!
Full Entitlement (Never used OR fully restored):
- Buy $400,000 home with $0 down
- Buy $800,000 home with $0 down
- Buy up to $5,000,000 (Adam's max) with $0 down
Only Limits:
- Lender maximums (Adam works with lenders up to $5M)
- Your income and debt-to-income ratio
- VA residual income requirements
Houston Buying Power Examples:
$75,000 income: ~$350,000-$425,000 buying power
$100,000 income: ~$475,000-$575,000 buying power
$150,000 income: ~$700,000-$900,000 buying power
Adam calculates your exact buying power during consultation.
📞 Free buying power analysis: 713-301-0007
8. What is a VA IRRRL and when should I use it?
The VA IRRRL (Interest Rate Reduction Refinance Loan), or VA Streamline Refinance, is the fastest way to refinance your VA mortgage to a lower rate.
Key Benefits:
- No appraisal required (saves $500-$700)
- No income verification typically needed
- Minimal documentation
- Fast closing (15-30 days)
- Low 0.5% funding fee
- Can skip 1-2 mortgage payments
- All costs financed
When to Use:
- Interest rates drop 0.5%+ below your current rate
- Want to convert ARM to fixed rate
- Want to reduce loan term (30-year to 15-year)
- Want lower monthly payment
Requirements:
- Must currently have VA loan
- Current on payments (no 30-day lates in 6 months)
- Made at least 6 payments
- Must result in "net tangible benefit"
Example Savings:Original: $425,000 at 7.00% = $2,828/month
After IRRRL: $425,000 at 6.00% = $2,560/month
Savings: $268/month = $96,480 lifetime
Adam's Promise: "I monitor rates continuously and contact Houston clients when IRRRL opportunities arise!"
📞 Check IRRRL savings: 713-301-0007
9. Can I build a house with a VA loan in Houston?
YES! VA Construction Loans allow $0 down custom home building.
VA One Time Close Construction Loan:
- Single closing before construction
- Lock rate before building
- $0 down payment
- No PMI
- Interest-only payments during construction
- Automatic conversion to 30-year mortgage
What's Covered:
- Land purchase
- Site preparation
- All construction costs
- Builder profit
- Permits and fees
- Closing costs
Example: Build in Tamarron
- Lot: $120,000
- Construction: $350,000
- Total: $470,000
- Down payment: $0
Compare to Conventional:
- Conventional: 20% down = $94,000 required
- Two closings = double costs
- PMI required
- VA saves $100,000+ upfront
Popular Houston Build Areas:
- Sunterra (Katy)
- Tamarron (Fulshear)
- Bridgeland (Cypress)
- Grand Central Park (Conroe)
Requirements:
- Credit score 620+ (site-built), 640+ (modular)
- VA-approved builder
- Detailed construction plans
- 6-12 month timeline
Adam specializes in VA Construction Loans and guides you through selecting builders and managing the process.
📞 Start custom build: 713-301-0007
10. What credit score do I need for a VA loan in Houston?
VA has NO minimum credit score – but lenders do.
Credit Score Guidelines:
740+ Credit:
- Best rates available
- Easiest approval
- Maximum flexibility
680-739 Credit:
- Excellent rates
- Smooth approval
- All loan types available
620-679 Credit:
- Good rates
- Standard approval
- All loan types available
580-619 Credit:
- Higher rates (0.5-1.0% more)
- More documentation
- Need strong compensating factors:
- High income/low debt
- Cash reserves
- Stable employment
Below 580:
- Very difficult to qualify
- Adam helps improve credit first
- May need 6-12 months credit building
Credit Issues Adam Can Help Overcome:
- Bankruptcy (Chapter 7: 2 years after discharge; Chapter 13: 1 year into plan)
- Foreclosure (2 years after completion)
- Late payments (with explanation letter)
- Collections/charge-offs (often don't need to be paid)
Adam's Approach: "I don't turn away veterans because of credit issues. I analyze your situation, create an action plan, and get you approved when ready. Many clients started at 600 and we got them approved!"
📞 Free credit consultation: 713-301-0007
11. How long does it take to close on a VA loan in Houston?
Typical timeline: 30-45 days from offer acceptance to closing – competitive with conventional loans.
Timeline Breakdown:
- Pre-approval: 24-48 hours
- Home shopping: As long as needed
- Offer to contract: 1-3 days
- Processing: 2-3 weeks
- VA appraisal: 1-2 weeks
- Underwriting: 1-2 weeks
- Clear to close: 3-day minimum review
- Closing day: 1-2 hours
Adam's wholesale lender relationships and dedicated processor ensure smooth, on-time closings.
12. What are closing costs on a VA loan in Houston?
Typical Houston VA loan closing costs: 2-5% of loan amount
What's Included:
- Origination/lender fees: ~1%
- VA funding fee: 2.15% (can be financed)
- Appraisal: $500-$700
- Title insurance and escrow fees
- Recording fees
- Prepaid items (property taxes, insurance)
Example: $400,000 loan
- Total closing costs: ~$12,000-$15,000
- VA funding fee: $8,600 (financed)
- Out-of-pocket: ~$3,400-$6,400
Ways to Reduce Costs:
- Seller concessions (up to 4% of loan amount)
- Finance VA funding fee
- Shop for title insurance and other services
- VA disability exempts funding fee
Adam's wholesale advantage often reduces lender fees by $1,000-$2,000 compared to retail banks.
13. Will sellers accept VA loans in Houston?
YES! Houston sellers regularly accept VA loans.
VA Loan Myths vs. Reality:
MYTH: "VA loans are slow and complicated"
REALITY: VA loans close in 30-45 days, same as conventional
MYTH: "VA appraisals kill deals"
REALITY: VA appraisals protect buyers and ensure property quality
MYTH: "Sellers pay more fees with VA"
REALITY: Sellers pay standard closing costs, same as any loan type
Making Your VA Offer Strong:
- Get pre-approved (not just pre-qualified)
- Work with experienced real estate agent
- Write clean offer with reasonable contingencies
- Demonstrate financial strength
- Include personal letter to seller
Houston Market Reality: In competitive master-planned communities, VA buyers successfully purchase homes regularly. Adam's strong pre-approval letters and reputation with local agents help.
14. Can I use my VA loan to buy a fixer-upper in Houston?
Yes, but with conditions.
Standard VA Purchase Loan:
- Property must meet VA Minimum Property Requirements (MPRs)
- All systems must be functional and safe
- No safety hazards
- Minor cosmetic issues OK (outdated finishes, paint, flooring)
If Property Needs Major Repairs:
- VA appraisal will list required repairs
- Repairs must be completed before closing OR
- Seller agrees to complete repairs OR
- Escrow holdback for repairs (limited cases)
Better Option for Fixer-Uppers: VA Renovation Loan (similar to FHA 203k)
- Finance purchase price + renovation costs
- One loan, one closing
- No down payment required
- Must use approved contractors
Adam guides you on whether a property qualifies and explores renovation loan options if needed.
15. How does the VA appraisal work?
VA Appraisal Requirements:
The VA requires an appraisal by a VA-approved appraiser to ensure:
- Fair market value is established
- Property meets VA Minimum Property Requirements (MPRs)
- Home is safe, sound, and sanitary
What VA Appraisers Check:
- Structural integrity
- Roof condition (2+ years life)
- Heating and cooling systems
- Electrical and plumbing
- Safe water supply
- Adequate sewage
- No safety hazards (peeling paint, mold, etc.)
- Access to property
Timeline: 1-2 weeks from order to completion
Cost: $500-$700 (paid by buyer, but can be covered by seller concessions)
If Issues Found:
- Minor issues: Seller typically repairs
- Major issues: Negotiate repair or credit
- Property doesn't meet MPRs: Can't use VA loan (rare)
Houston Market: Most homes in master-planned communities easily pass VA appraisals. Adam reviews properties before you make offers to identify potential issues.
16. Can I buy a second home with my VA loan while I still have another VA loan?
Yes, in certain situations using remaining entitlement.
Scenarios Where This Works:
1. PCS Orders/Military Relocation:
- Relocate to new duty station
- Keep first home (maybe rent it)
- Buy second home with remaining entitlement
- Often possible with $0 down
2. Family Size Increase:
- Current home too small
- Buy larger home with remaining entitlement
3. Sufficient Remaining Entitlement:
- Depends on first loan amount
- Houston's no-limit policy helps
Example:
- First VA loan: $300,000 (still active)
- Full entitlement: No limit in Houston
- Remaining entitlement: Can buy second home up to ~$700,000 with $0 down
Requirements:
- Sufficient residual income for both mortgages
- Occupancy requirements met
- Remaining entitlement calculation
Adam specializes in these complex situations and calculates your exact remaining entitlement.
📞 Second home question: 713-301-0007
17. What if I'm still in the military and might PCS?
You can still buy! PCS situations are common with VA loans.
Options if You PCS After Buying:
1. Keep as Rental Property:
- Rent out Houston home
- Use VA loan again at new duty station (if remaining entitlement) OR
- Sell Houston home, restore entitlement, buy at new location
2. Sell Before PCS:
- Standard home sale
- Entitlement fully restores
- Use VA loan at next duty station
3. Family Stays in Houston:
- You PCS alone
- Family remains in home (meets occupancy requirement)
- Common for school year continuity
Houston Advantage for Military:
- Strong rental market (high demand near Ellington Field, NASA, Medical Center)
- Appreciation builds equity
- No state income tax maximizes rental income
- Master-planned communities attract quality tenants
Adam's Experience: "I work with many active-duty personnel at Ellington Field. We discuss PCS contingency plans upfront so you're prepared. Many of my clients have built rental portfolios starting with their first VA loan in Houston!"
18. Can my spouse use my VA loan benefit?
It depends on your situation:
While You're Living:
- Married: Yes, both spouses on the loan (improves qualification with combined income)
- Unmarried surviving spouse: Yes, if service member died in service or from service-connected disability
After Service Member's Death:
- Surviving spouses receive their own VA loan eligibility
- Can use benefit independently
- Must not have remarried (or remarried after age 57)
- Funding fee waived
Divorce Situations:
- Ex-spouse does NOT get to use your VA benefit
- If ex-spouse on existing VA loan, may affect your available entitlement until loan paid off
- Divorce decree should address home and loan
Adam helps navigate these sensitive situations with compassion and expertise.
19. What if I have student loans or other debt?
VA loans are MORE FLEXIBLE with debt than conventional loans.
How VA Treats Different Debts:
Student Loans:
- Uses actual payment (if in repayment) OR
- 0.5-1% of balance if in deferment/forbearance
- Income-based repayment plans accepted at stated payment
Credit Cards:
- Uses minimum payment shown on statement
- Paying down balances before loan helps debt-to-income ratio
Car Loans:
- Must have 10+ months remaining payments (or paid off within 10 months)
Personal Loans:
- Included in debt-to-income calculation
Child Support/Alimony:
- Must be included as debt obligation
VA Flexibility:
- Can sometimes exceed 41% DTI with strong compensating factors
- Focuses on residual income (money left after all debts)
- More forgiving than conventional loans
Houston Example:Veteran with $80,000 income and $1,200/month debts (student loans, car):
- Debt-to-income: 35% (including new mortgage)
- Residual income: $2,500 (exceeds Houston requirement)
- APPROVED
Adam reviews your complete debt picture and provides strategies to maximize approval.
20. Can I get a VA loan with bad credit history?
Yes, but it depends on the type and recency of credit issues.
Credit Issues Adam Can Help With:
✅ Bankruptcy:
- Chapter 7: 2 years after discharge with credit re-established
- Chapter 13: 1 year into payment plan with court approval and good payment history
✅ Foreclosure:
- 2 years after completion
- Must show credit has been re-established
- Explanation letter required
✅ Short Sale:
- 2 years after completion
- Explanation letter helpful
✅ Late Payments:
- Cannot have 30-day late in past 6 months
- Older lates (1-2 years ago) acceptable with explanation
- Pattern of on-time payments required
✅ Collections:
- Medical collections often ignored
- Other collections may not need to be paid (depends on lender)
- Payment plans acceptable
✅ High Credit Utilization:
- Can pay down credit cards before closing
- Adam advises on strategy
❌ Difficult Situations:
- Active bankruptcy (cannot get loan during)
- Recent foreclosure (within 2 years)
- IRS tax liens (must have payment plan)
- Outstanding judgments (must be paid or payment plan)
Adam's Credit Improvement Guidance:"I've helped many Houston veterans with credit challenges. We create a 3-6 month action plan:
- Pay down credit cards
- Establish payment history
- Dispute errors
- Build savings
- Get approved!"
📞 Credit issues? Call Adam: 713-301-0007
🏆 Why Choose Adam Bartling
Veteran-to-Veteran Trust
Adam Bartling is a retired U.S. Army National Guard veteran with 22 years of service. He understands military life, deployments, PCS moves, BAH, and the unique challenges veterans face.
"I joined the mortgage industry specifically to serve fellow veterans. I know the sacrifice you've made, and I'm honored to help you achieve Houston homeownership." – Adam Bartling
Broker Advantage = Better Rates
Unlike banks that only offer their own products, Adam operates as a mortgage broker through American Mortgage Network.
This means:✅ Adam shops multiple wholesale lenders
✅ Lenders compete for your business
✅ You get the best rates and terms available
✅ More flexibility for unique situations
✅ Loan amounts from $85K to $5M
Houston veterans typically save 0.25%-0.50% on rates with Adam vs. retail banks = $20,000-$40,000 savings over 30 years on a $400,000 loan.
Educational-First Approach
Adam's philosophy: Education first, sales second. You'll never feel pressured.
Adam's Approach:
- ✅ Explains all options clearly
- ✅ Answers every question thoroughly
- ✅ Provides transparent pricing
- ✅ Helps you make informed decisions
- ✅ Ensures you understand the process
"My goal is long-term financial success, not just closing a loan. I want you to thrive in your Houston home for decades." – Adam
"Lender for Life" Commitment
Adam doesn't disappear after closing.
Ongoing Services:
- ✅ Annual financial reviews
- ✅ Proactive rate monitoring for refinancing
- ✅ Available for future purchases
- ✅ Real estate market education
- ✅ Referrals to trusted professionals
You're not just a transaction – you're family.
Key Differentiators:
🔹 No Upfront Credit Check – Pre-qualify before credit pull
🔹 Video Calls Available – Review documents together remotely
🔹 Fast Pre-Approvals – Often same-day or next-day
🔹 Responsive – Calls and texts returned promptly
🔹 Houston Expert – Deep knowledge of neighborhoods, builders, market
🔹 Ellington Field Specialist – Understands Guard/Reserve needs
🔹 Dedicated Team – Same processor from start to finish
Beyond VA Loans:
Adam also offers:
- Conventional loans
- FHA loans
- Jumbo loans ($1M+)
- Construction loans
- Renovation loans
- Reverse mortgages (62+)
- HELOC/Home equity
- Cash-out refinances
Loan amounts: $85,000 - $5,000,000
Awards & Licensing:
🏆 Top Rated VA Mortgage Broker – Houston
🏆 American Mortgage Network Leading Loan Officer
🏆 Texas Veteran Business Owner
🏆 NMLS #1833427
Licensed in: AL, AK, CA, CO, FL, GA, ID, IL, IN, IA, KS, LA, MI, MN, MS, MO, MT, NE, NJ, NM, OH, OK, OR, PA, SC, TN, TX, VA, WA
📞 Contact Adam Bartling Today
Ready to start your Houston homeownership journey?
📞 Call or Text: 713-301-0007
📧 Email: adam@bartlinglending.com
🌐 Website: bartlinglending.com
Office Location:
1700 Walger Avenue
Rosenberg, Texas 77471
Business Hours:
Monday-Friday: 8:00 AM - 6:00 PM
Saturday: By Appointment
Sunday: By Appointment
After-hours calls/texts welcome for military emergencies!
🎯 Get Started in 3 Easy Steps:
1. Call Adam for Free Consultation: 713-301-0007
- No obligation
- No upfront credit check
- Discuss goals and timeline
- Get all questions answered
- Time: 20-30 minutes
2. Get Pre-Approved
- Adam obtains your COE (often instantly)
- Determine buying power
- Receive pre-approval letter
- Time: 24-48 hours
3. Find Your Dream Home
- Shop confidently
- Tour Houston's best neighborhoods
- Adam available throughout search
- Close in 30-45 days!
⚠️ Important Information
Licensing:
Adam Bartling | Loan Officer / Mortgage Broker
NMLS #1833427
American Mortgage Network (AmNet ESOP Corporation)
Equal Housing Opportunity
NMLS Consumer Access: www.nmlsconsumeraccess.org
Disclaimers:
- Rates, terms, and programs subject to change
- All borrowers must meet qualification requirements
- Not all veterans may qualify
- Certain restrictions apply
- This guide is for educational purposes and does not constitute a loan offer
For complete VA loan information, visit www.benefits.va.gov/homeloans/ or contact Adam Bartling directly.
🙏 Thank You for Your Service
Houston is an exceptional place for veterans to call home. With thriving career opportunities, no state income tax, world-class communities, and the unbeatable VA loan benefit, there's never been a better time to buy your Houston dream home.
Adam Bartling is honored to serve those who served. As a fellow veteran and Top Rated VA Mortgage Broker, Adam is committed to helping you navigate the VA loan process with transparency, education, and personalized service.
Your dream home in Houston awaits!
🎖️ Army Strong. Houston Proud. Home Awaits.
📞 Call Adam: 713-301-0007
📧 Email: adam@bartlinglending.com
Created for Houston Metro veterans in 2025. Information subject to change. Contact Adam Bartling for current rates and programs.
Last Updated: October 30, 2025
🏠 Welcome Home to Houston! 🎖️
📄 Document Summary
📖 Reading Time: 10 minutes
🎯 Target Audience: Veterans, active-duty service members, National Guard, Reservists, and military families in Houston Metro, Texas
🔑 Topics Covered:
- All VA loan types
- Complete eligibility requirements
- Top 10 Houston neighborhoods with prices
- Ellington Field JRB information
- 20 comprehensive FAQs
- Houston veteran employment opportunities
- Step-by-step loan process
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