VA Home Loan in Texas — $0 Down, No PMI
Texas has the largest veteran population in America — over 1.5 million strong. Adam Bartling, a retired Army Captain with 22 years of service, is honored to help fellow veterans use their hard-earned VA benefits to buy, build, or refinance across the Lone Star State.
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 — but it’s exclusively yours as a veteran or active-duty service member. Here’s what it means in real dollars.
$0 Down Payment
On a $335,000 Texas home, a conventional loan requires $16,750–$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–$250/month in PMI. VA loans never require mortgage insurance — a savings that adds up fast over the life of the loan.
Save $1,200–$3,000/yearLowest Interest Rates
VA rates are consistently 0.25–0.5% lower than conventional rates. On a $335K loan, that’s roughly $50–$100 less per month — $18,000–$36,000 saved over 30 years.
Save $50–$100/monthReusable for Life
Your VA benefit doesn’t 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 doesn’t exist with conventional loans.
VA safety net includedVA Loan Types Available in Texas
Whether you’re buying your first home, building new, or streamlining your rate — there’s a VA loan product for your situation.
VA Purchase Loan
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.
VA IRRRL — Interest Rate Reduction Refinance Loan
The VA streamline refinance 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.
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.
Texas VA Cash-Out Refinance — What You Need to Know
This is one of the most misunderstood areas of VA lending in Texas. Here’s the honest explanation — and what your options actually are.
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 — meaning a veteran with significant equity can access the full amount in a single transaction.
Example: $400K home, $200K owed → up to $200K available in other states
VA Cash-Out Capped at 80% LTV
Texas’s homestead protection laws limit ALL cash-out refinances to 80% LTV. The VA program does not override state constitutional law. The IRRRL (rate/term refi) is NOT affected — it remains fully available.
Example: $400K home, $200K owed → max $120K cash-out in Texas (80% = $320K − $200K owed)
What Texas Veterans Can Use Instead
If you need to access equity beyond the 80% LTV limit, or if you want to preserve your existing VA loan rate, a Texas HELOC or home equity loan may be the smarter move. You keep your VA loan intact, access equity as a second lien, and stay within Texas homestead protections. Adam evaluates both options side-by-side for every veteran client.
Compare Your Options →Ready to Use Your VA Benefits in Texas?
Get started with a fellow Army Veteran who understands your service. No credit check, no obligation — just honest answers.
LET’S TALKVA 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 in almost every category — lower rate, no PMI, no down payment. For investment properties or second homes, a DSCR investor loan may be the right path. Adam evaluates 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 / Copperas Cove area offer strong VA loan demand and affordable home prices averaging $185K.
🏛️ 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 (~$210K) 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 Loan by Texas City
Serving all 254 Texas counties. Contact us for your area.
Texas VA Loan FAQs — 2026
The most common questions Texas veterans ask about VA home loans. Ask us anything →
What are the VA loan requirements in Texas?
You need eligible military service (90+ days active duty wartime, 181 days peacetime, 6 years National Guard/Reserves, or surviving spouse), a Certificate of Eligibility (COE), a credit score of 580–620+, sufficient income to qualify, and the property must be your primary residence.
Can I get a VA Cash-Out Refinance in Texas?
VA cash-out refinances are available in Texas but capped at 80% LTV under Texas Constitutional law — not the 100% LTV allowed in other states. If you have significant equity and want to preserve your existing VA loan rate, a Texas HELOC or home equity loan may be a smarter alternative. 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 (financeable 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.
How long does it take to close a VA loan in Texas?
VA purchase loans typically close in 30–45 days. A VA IRRRL can close in as little as 2–3 weeks since it requires minimal documentation and usually no appraisal. VA construction loans run 45–60 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 even carry two VA loans simultaneously — for example, if you’re PCS’ing 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 for which you qualify without a down payment. If you have reduced entitlement from a previous VA loan not yet 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’s one of the best programs available for eligible first-time buyers. $0 down, no PMI, and competitive rates mean a lower monthly payment and more cash preserved at closing. Combine a VA loan with first-time homebuyer guidance and you’re set up for long-term financial success.
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 all standard features like $0 down and no PMI. Surviving spouses receiving Dependency and Indemnity Compensation (DIC) are also exempt from the VA funding fee.
Explore Other 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 TALK
Adam Bartling & Team | Loan Officer NMLS# 2213358 | Movement Mortgage NMLS# 39179
Serving Texas & 30+ States | Equal Housing Lender