VA Home Buying 101: Simple, Clear, Mission-Ready

Zero-down potential, strong benefits, and a local guide who speaks your language.
I’m Contessa Rose, a U.S. Army veteran and Central Texas REALTOR® serving Austin, Salado, and Fort Cavazos/Killeen. The VA loan is one of the best benefits you’ve earned—often allowing $0 down, no PMI, and competitive rates. I’ll help you confirm eligibility, build a smart budget with BAH, and navigate appraisal, inspections, and closing day without surprises.

How the VA Loan Works (Quick Wins)

• $0 down may be available (depending on entitlement and price).

• No PMI (private mortgage insurance) reduces the monthly payment.

• Competitive rates and flexible guidelines for qualifying veterans and eligible service members.

• Funding fee helps keep the program running; waived with qualifying VA disability.

Note: Final approval always comes from your lender. I’ll coordinate the pieces so your path is smooth.

Who’s Eligible & What You’ll Need

• Eligibility (COE): We’ll request your Certificate of Eligibility (COE) to confirm service history and benefit status.

• Docs checklist: Government ID, two months of pay stubs/LES, two years of W-2s (or tax returns if self-employed), two months of bank statements, DD-214 (if applicable).

CTA → Download: VA Loan Documents Checklist (PDF)
CTA → Schedule a 15-Minute VA Strategy Call

Your Step-by-Step Timeline

1. Pre-Approval & BAH Budget
   We pair your BAH with realistic monthly costs (principal/interest, taxes, insurance, HOA) and get a strong pre-approval letter.

2. Home Search & Short List
   I’ll create a custom search (virtual or in person) and focus on VA-friendly properties that meet Minimum Property Requirements (MPRs).

3. Make a Competitive Offer
   We structure terms to win—clean timelines, strong communication, and options like seller credits or a rate buydown.

4. Inspection & Negotiation
   You hire a home inspector (separate from appraisal). We negotiate repairs/credits as the contract allows.

5. VA Appraisal
   Confirms value and checks MPRs (safety, sanitation, structural soundness). If value looks short, the Tidewater process allows us to submit comps before the report is final.

6. Clear to Close & Keys
   Final loan approval, signing, and move-in. I’ll provide a move-in checklist and local resources.

CTA → Start a Custom VA Home Search
CTA → Get Introduced to a VA-Savvy Lender

VA Appraisal vs. Home Inspection (Know the Difference)

• Appraisal (required by lender): Confirms value and basic property condition (MPRs).

• Inspection (your choice, highly recommended): Deep dive into systems, roof, foundation, and safety items. It’s your best tool for negotiation and peace of mind.

Making Your Offer Strong (Even in Multiple Offers)

• Speed + completeness: Pre-approval in hand, clean timelines, responsive team.

• Seller credits vs. rate buydown: Use credits to lower closing costs or buy down the rate—whichever improves affordability most.

• Appraisal-gap planning: If needed, we’ll discuss caps and strategies that protect you while keeping the offer competitive.

Costs to Expect (Beyond the Down Payment)

• Funding Fee: Varies by use and down payment; waived with qualifying VA disability.

• Closing Costs: Title, escrow, appraisal, lender fees, insurance, taxes. Seller credits can offset some of these.

• Prepaids & Escrows: Set-asides for taxes and insurance in your monthly payment.

I’ll map every cost before you write an offer so there are no surprises.

Special Topics (Fast FAQs)

• Second-time use? Yes—entitlement can often be restored or split; lender will confirm.

• Condos/Townhomes? Some communities need VA approval—I’ll help verify before we offer.

• New construction? Often VA-friendly; we’ll confirm builder timelines and incentives.

• PCS timing? We align closing with your report date and can use virtual tours and remote signings.

Ready to Get Started?

• Schedule a VA Strategy Call (15 minutes)

• Start a Custom PCS Home Search (Austin • Salado • Fort Cavazos/Killeen)

• Get Pre-Approved with a VA-Savvy Lender

Friendly Disclaimer

I provide real-estate guidance and coordination; I’m not a lender or attorney. Loan approvals, rates, and funding-fee rules come from your lender and the VA. I’ll connect you with trusted pros and keep the process moving.

Contessa Rose
REALTOR® | eXp Realty | U.S. Army Veteran
Central Texas — Austin • Salado • Fort Cavazos/Killeen
📱 (903) 805-0666 | 📧 contessa.rose@exprealty.com