Why Texas Veterans Choose Adam Bartling & Team for Their VA Loan
A fellow veteran handling your VA loan is not just symbolic — it changes the experience. Adam Bartling spent 22 years as a U.S. Army Captain before transitioning to mortgage lending. He understands what PCS moves, deployment cycles, and BAH/BAS calculations mean for a military family’s homebuying decision because he lived them.
Texas is home to 1.5 million veterans — the largest veteran population in America — plus 15 active-duty military installations including Fort Hood, Joint Base San Antonio, Fort Bliss, and NAS Corpus Christi. Adam Bartling & Team have helped hundreds of Texas veterans navigate the VA loan process from purchase through eventual refinance — handling the appraisal quirks, COE retrievals, funding fee calculations, and Texas-specific cash-out restrictions that catch out-of-state lenders off guard.
As a direct lender shopping multiple lenders for every veteran client, Adam delivers the most competitive VA rates available — because veterans deserve the best, not just the first offer. Education-first approach. No high-pressure tactics, ever.
22-Year Army Veteran
Retired Captain. Service-first mentality. Adam speaks your language and respects your service.
Multiple Lenders Shopped
We compare VA rates and programs across multiple lenders so you get the lowest rate — not just one bank’s offer.
No Upfront Credit Check
Explore your VA options without any impact to your credit score. We evaluate first, pull credit only when you’re ready.
Texas 50(a)(6) Expertise
We know which VA refinance products work in Texas and which don’t — and how to structure equity access correctly.
Education-First Approach
We explain every option in plain English. You’ll understand exactly what you’re getting into before you sign anything.
Dedicated Processor
Same team start to finish. No call centers, no handoffs. The person who quotes your VA loan is the person who closes it.
Your Earned Benefit
VA Loan Benefits — What Your Service Earned You
The VA home loan benefit is one of the most powerful financial tools available to any American — and it is exclusively yours as a veteran or active-duty service member. Here is what it means in real dollars.
$0 Down Payment
On a $335,000 Texas home, a conventional loan requires $16,750 to $67,000 upfront. With VA, you pay nothing down and keep that money in your pocket.
Save $17K–$67K at closingNo PMI — Ever
Conventional borrowers under 20% down pay $100 to $250 per month in PMI. VA loans never require mortgage insurance — savings that compound over the life of the loan.
Save $1,200–$3,000/yearLowest Interest Rates
VA rates are consistently 0.25% to 0.5% lower than conventional rates. On a $335K loan, that is roughly $50 to $100 less per month — $18,000 to $36,000 saved over 30 years.
Save $50–$100/monthReusable for Life
Your VA benefit does not expire. Use it when you buy your first home, again when you upgrade, and potentially have two VA loans simultaneously — as long as you restore entitlement properly.
No expiration dateAssumable Loan
When you sell, a qualified buyer can assume your VA loan at your locked rate — even if rates have risen significantly. In a high-rate environment, this is a powerful selling advantage.
Competitive resale advantageForeclosure Protection
The VA provides financial counseling and intervention assistance if you ever face financial hardship — a safety net that does not exist with conventional loans.
VA safety net includedVA Loan Types Available in Texas
Whether you are buying your first home, building new, or streamlining your rate — there is a VA loan product for your situation.
🏡 VA Purchase Loan — The Standard
Buy your Texas home with $0 down and no PMI. Available in all 254 Texas counties for primary residence purchases. No maximum loan limit for veterans with full entitlement — which means you can purchase any property type that meets VA standards without a set ceiling. Eligible for single-family homes, VA-approved condos, multi-unit (up to 4) where you occupy one unit, and manufactured homes meeting VA requirements.
📉 VA IRRRL — Streamline Refinance
The VA Interest Rate Reduction Refinance Loan is one of the simplest loan products available. If you already have a VA loan, you can refinance to a lower rate with minimal paperwork, no appraisal in most cases, no income re-verification, and a reduced 0.5% funding fee. The IRRRL is fully available in Texas — no state-law restrictions apply. See all Texas refinance options →
🔨 VA Construction Loan
Build your dream home in Texas with a single VA construction-to-permanent loan. One loan, one closing — lock your rate before construction begins. Ideal for veterans in growing Texas markets where new construction inventory is strong. Explore Texas VA construction loans →
Texas VA Cash-Out Refinance — What Texas Veterans Need to Know
This is one of the most misunderstood areas of VA lending in Texas — and out-of-state lenders get it wrong all the time. Here is the honest explanation, and what your options actually are.
⚠️ The Texas Reality
VA cash-out refinances are NOT available on Texas homestead properties. Section 50(a)(6) of the Texas Constitution governs cash-out refinancing on a homestead, and the VA program does not override state constitutional law. This restriction has been in place for decades and applies regardless of equity, credit, or service record.
If a national lender tells you they can do a Texas VA cash-out on your homestead, ask them to put it in writing. The restriction is constitutional, not just regulatory — and it does not have an exception for veterans.
Federal VA Program — Other States
VA Cash-Out Up to 100% LTV
In most states, the VA program allows veterans to cash out up to 100% of their home’s appraised value. A Texas veteran who PCSs to another state can use this in their next home — but it does not apply to a Texas homestead.
Texas Constitution — Section 50(a)(6)
VA Cash-Out Not Available on TX Homestead
The Texas Constitution’s homestead protection laws prevent VA cash-out refinances on a Texas primary residence. The VA IRRRL (rate-and-term refinance with no cash out) IS fully available — only the cash-out version is restricted.
What Texas Veterans CAN Do Instead
Texas veterans have three practical paths to access equity, depending on the situation:
- Conventional cash-out refinance — capped at 80% LTV under Texas 50(a)(6), but works for veterans with 20%+ equity. See Texas cash-out refinance →
- Texas home equity loan or HELOC — second lien that lets you tap equity without touching your existing low-rate VA first mortgage. Often the smarter move when your VA rate is already low. See Texas HELOC options →
- VA IRRRL — for rate reduction only, no cash out. Fully available in Texas with no state-law restrictions.
Ready to Use Your VA Benefit in Texas?
Get started with a fellow Army Veteran who understands your service. No credit check, no obligation — just honest answers.
LET’S TALKCTA 2 of 3 · No pressure · No upfront credit check
VA vs. FHA vs. Conventional — Texas Comparison
See how VA stacks up against the alternatives. For eligible veterans, VA wins in nearly every category that matters.
Bottom line for Texas veterans: If you qualify for a VA loan, it wins on cost in nearly every category — lower rate, no PMI, no down payment. For investment properties, a Texas DSCR loan is typically the right path. We evaluate your full situation before recommending anything.
Texas Military Installations We Serve
Texas is home to 15 active-duty military bases with a combined economic impact exceeding $100 billion. We help active-duty members, veterans, and their families buy homes near every installation.
🏛️ Fort Hood — Killeen, TX
One of the world’s largest military installations. Home to III Corps and 1st Cavalry Division. Killeen and the surrounding Harker Heights and Copperas Cove area offer strong VA loan demand and affordable home prices.
🏛️ Joint Base San Antonio
The largest DoD installation in the nation, combining Lackland AFB, Randolph AFB, and Fort Sam Houston. San Antonio has a deeply military-rooted housing market — VA loans are a primary purchase vehicle throughout the metro.
🏛️ Fort Bliss — El Paso, TX
The largest air defense artillery training center and headquarters of the 1st Armored Division. El Paso’s lower median home prices make it an excellent VA loan market with strong purchasing power for veterans.
✈️ NAS Corpus Christi
Primary Navy pilot training base and home to Training Air Wing 4 and the Coast Guard Air Station. Corpus Christi’s coastal market attracts veteran buyers seeking waterfront access with VA financing.
✈️ Sheppard AFB — Wichita Falls
Home of Euro-NATO Joint Jet Pilot Training — one of the largest pilot training programs in the world. Wichita Falls offers affordable housing for active-duty families and transitioning veterans.
✈️ Dyess AFB — Abilene, TX
Home of the 7th Bomb Wing and B-1B Lancer operations. Abilene’s cost of living makes VA loans especially powerful here — veterans can maximize their $0 down benefit in a very affordable market.
VA Home Loans by Texas Metro
Serving veterans in all 254 Texas counties. Contact us for your area.
Texas VA Loan FAQs
The most common questions Texas veterans ask about VA home loans. Plain English. No jargon. Ask us anything →
What are the VA loan requirements in Texas?+
You need eligible military service, a Certificate of Eligibility (COE), a credit score of 580 to 620 or higher, sufficient income to qualify, and the property must be your primary residence. Eligible service includes 90 or more days of active duty wartime, 181 days peacetime, 6 years in the National Guard or Reserves, or surviving spouse status.
Can I do a VA cash-out refinance in Texas?+
No. VA cash-out refinances are not available on a Texas homestead because of Section 50(a)(6) of the Texas Constitution. Texas veterans who want to access their equity have two main alternatives: a conventional cash-out refinance capped at 80% loan-to-value, or a Texas home equity loan or HELOC. The VA IRRRL rate-reduction refinance is fully available in Texas with no state-law restrictions.
What is the VA funding fee and who is exempt?+
For a first-time VA purchase with $0 down, the funding fee is 2.15% of the loan amount and can be financed into the loan. Subsequent use is 3.3%. Veterans with a service-connected disability rating of 10% or higher, Purple Heart recipients, surviving spouses receiving DIC, and active-duty service members who have received the Purple Heart are fully exempt from the funding fee.
How long does it take to close a VA loan in Texas?+
VA purchase loans typically close in 30 to 45 days. A VA IRRRL streamline refinance can close in as little as 2 to 3 weeks because it requires minimal documentation and usually no appraisal. VA construction loans run 45 to 60 days depending on the build timeline.
Can I use my VA benefit more than once in Texas?+
Yes. Your VA benefit is reusable for life. Once you sell your current home or pay off the loan, you can restore your full entitlement. In some cases veterans can carry two VA loans simultaneously — for example, if you are PCSing to a new duty station and need to retain your current property.
Does the VA loan have a maximum loan amount in Texas?+
Since 2020, veterans with full entitlement have no VA loan limit — you can borrow any amount you qualify for without a down payment. If you have reduced entitlement from a previous VA loan that has not been restored, county conforming limits may apply. The 2026 conforming limit in most Texas counties is $832,750.
Is a VA loan good for first-time homebuyers in Texas?+
It is one of the best programs available for eligible first-time buyers. Zero down payment, no monthly mortgage insurance, and competitive rates mean a lower monthly payment and more cash preserved at closing. Many Texas veterans use their VA benefit to buy their first home.
Can surviving spouses use the VA home loan benefit?+
Yes. Unmarried surviving spouses of veterans who died in service or from a service-connected disability are eligible for the VA loan benefit, including the standard features like $0 down and no PMI. Surviving spouses receiving Dependency and Indemnity Compensation (DIC) are also exempt from the VA funding fee.
What credit score do I need for a VA loan in Texas?+
Most lenders look for a 580 to 620 minimum credit score on a VA loan, though specific overlay requirements vary by lender. The VA itself does not set a minimum credit score. We shop multiple lenders to find the most competitive rate for your specific credit profile.
How is the VA IRRRL different from a regular refinance?+
The VA Interest Rate Reduction Refinance Loan, or IRRRL, is a streamline refinance available only to existing VA loan holders. It usually requires no appraisal, no income re-verification, and minimal paperwork. The funding fee drops to 0.5%. Most IRRRLs close in 2 to 3 weeks. Importantly, the IRRRL is fully available in Texas with no state-law restrictions.
About Adam Bartling
🎖️ Retired Army Captain · 22 Years Service · Loan Officer NMLS# 2213358
Adam Bartling served 22 years as a U.S. Army Captain before transitioning to mortgage lending. He has helped hundreds of Texas veterans navigate the VA loan process — understanding firsthand what PCS moves, deployment cycles, and BAH/BAS calculations mean for a military family’s homebuying decision.
As a direct lender shopping multiple lenders for every veteran client, Adam delivers the most competitive VA rates available — because veterans deserve the best, not just the first offer. Education-first approach. Military-grade integrity. No high-pressure tactics, ever.
What Texas Veterans Say
★★★★★
“Adam understood what PCS means — tight timelines, VA appraisal quirks, everything. Closed our VA purchase in 32 days near Fort Hood. He’s one of us.”
SSG Marcus T.
Killeen, TX · VA Purchase Loan
★★★★★
“Finally used my VA benefit after 20 years of renting. Adam walked me through every step. $0 down, closed in under 40 days in San Antonio. Wish I’d done this years ago.”
CW3 (Ret.) Patricia H.
San Antonio, TX · VA Purchase Loan
★★★★★
“Used the VA IRRRL to drop our rate. Adam explained the Texas cash-out rules honestly — and suggested a HELOC instead since our VA rate was already low. Saved us thousands.”
MSG (Ret.) David & Lisa K.
El Paso, TX · VA IRRRL + HELOC
Texas veterans building roots — one VA loan at a time.
Explore Other Texas Loan Programs
Start Your Texas VA Home Loan Journey Today
Your service earned this benefit. A fellow veteran is ready to help you use it — no upfront credit check, no pressure, just honest guidance from application to closing.
LET’S TALKFree consultation · No obligation · No upfront credit check
Adam Bartling & Team · Loan Officer NMLS# 2213358 · Serving Texas & 30+ States · Equal Housing Lender
This page is for informational purposes only and does not constitute a commitment to lend. Loan terms, rates, and eligibility subject to change without notice. VA cash-out refinances are not available on Texas homestead properties under Section 50(a)(6) of the Texas Constitution.