We use cookies and analytics (Google Analytics, PostHog) to understand site usage and improve your experience. You can decline non-essential cookies. See our Privacy Policy.
$0 down payment. $0 PMI — ever. Rates that beat conventional by 0.5%+ on average. The VA loan is the most powerful mortgage in America, and it's yours to use again and again.
Most veterans leave tens of thousands on the table because no one explained the full picture. Here it is.
Conventional buyers need 3-20% down. On a $400K home, that's $12,000-$80,000 out of pocket. You need $0. Keep your savings where they belong.
No PMI saves you $150-$300/month compared to conventional. That's $1,800-$3,600/year back in your pocket — for the entire life of the loan.
VA loans average 0.5-1% lower than conventional. On a $350K loan, that saves you $100-$200/month — over $50,000 across a 30-year term.
Used your VA loan before? You can use it again. Pay off or sell, restore your entitlement, and buy your next home with the same $0-down benefit.
Single-family, VA-approved condos, 2-4 unit properties (live in one, rent the rest), and manufactured homes on permanent foundations.
Your VA loan can be assumed by a future buyer at your locked-in rate. If rates rise, that makes your home worth more when you sell.
BAH qualifications, deployment income, entitlement restoration, funding fee exemptions — we handle this daily.
BAH, BAS, COLA, flight pay, hazardous duty pay — we know exactly which income sources qualify and how to document them. No teaching your loan officer military pay structures.
Got 30 days before you report to your next duty station? We've closed VA loans in as few as 21 days. PCS timelines, DITY moves, interim housing — we know them all and work around them.
Think you've "used up" your VA benefit? We calculate your remaining entitlement and identify funding fee exemptions for disability ratings. Then we structure second-use loans so you keep the $0-down advantage.
Active duty, veterans, Guard/Reserve, and surviving spouses — your service history determines your eligibility. Not sure where you stand? We'll pull your COE and tell you in minutes.
| Service Period | Minimum Service |
|---|---|
| WWII (9/16/1940 – 7/25/1947) | 90 days |
| Post-WWII (7/26/1947 – 6/26/1950) | 181 days |
| Korean War (6/27/1950 – 1/31/1955) | 90 days |
| Post-Korean (2/1/1955 – 8/4/1964) | 181 days |
| Vietnam Era (8/5/1964 – 5/7/1975) | 90 days |
| Post-Vietnam (5/8/1975 – 9/7/1980) | 181 days |
| Gulf War (8/2/1990 – Present) | 90 days active duty |
WWII (9/16/1940 – 7/25/1947)
90 days
Post-WWII (7/26/1947 – 6/26/1950)
181 days
Korean War (6/27/1950 – 1/31/1955)
90 days
Post-Korean (2/1/1955 – 8/4/1964)
181 days
Vietnam Era (8/5/1964 – 5/7/1975)
90 days
Post-Vietnam (5/8/1975 – 9/7/1980)
181 days
Gulf War (8/2/1990 – Present)
90 days active duty
Discharged early? If you were discharged for a service-connected disability, you may qualify with less service time — and you're likely exempt from the VA funding fee too. We'll review your situation at no cost.
The funding fee is a one-time cost (1.25%-3.3% of the loan amount) that keeps the VA program running without requiring PMI. You can pay it upfront or roll it into your loan. Many veterans pay $0 — see exemptions below.
| Down Payment | Regular Military | Reserves/Guard |
|---|---|---|
| Less than 5% | 2.15% | 2.15% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
Less than 5%
5% to 9.99%
10% or more
| Down Payment | Regular Military | Reserves/Guard |
|---|---|---|
| Less than 5% | 3.30% | 3.30% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
Less than 5%
5% to 9.99%
10% or more
| Loan Type | Funding Fee |
|---|---|
| Cash-Out Refinance (First Use) | 2.15% |
| Cash-Out Refinance (Subsequent) | 3.30% |
| IRRRL (Streamline Refinance) | 0.50% |
Cash-Out Refinance (First Use)
2.15%Cash-Out Refinance (Subsequent)
3.30%IRRRL (Streamline Refinance)
0.50%These groups pay no funding fee at all — saving $4,000-$12,000+ on a typical VA loan:
Not sure if you qualify for an exemption? We verify your status before closing so you never pay a funding fee you don't owe. If your disability rating is pending, we can often still apply the exemption.
Your Certificate of Eligibility (COE) confirms your VA loan entitlement and tells lenders exactly what you qualify for. You can get it yourself — or skip the hassle and let us pull it electronically.
DD-214 for veterans, statement of service for active duty, or NGB-22/annual retirement points for Guard/Reserve. Can't find yours? We can help.
Apply online through VA.gov/eBenefits (instant), mail VA Form 26-1880, or let your lender request it directly — the fastest option.
Electronic requests are processed in minutes. Mail takes 4-6 weeks. When we pull it, you typically have it same day.
COE in hand means you know your entitlement, your funding fee status, and exactly what you can borrow. Time to get pre-approved and house hunt with confidence.
As VA loan specialists, our team pulls your COE electronically through the VA's eligibility system, verifies your full entitlement amount, and checks for funding fee exemptions — all before your first house tour.
Every month you rent is another month paying someone else's mortgage instead of building your own equity. $0 down. $0 PMI. No loan limits with full entitlement. Find out what you qualify for in 60 seconds.
The questions we hear most from veterans, active duty, Guard/Reserve, and surviving spouses.
There is no limit. You can use your VA loan benefit as many times as you want throughout your lifetime. Sell or pay off your current VA loan, restore your entitlement, and use it again with the same $0-down advantage. You can even have two VA loans at the same time — for example, if you PCS and want to keep your current home as a rental while buying at your new duty station.
The VA itself sets no minimum credit score — that's a lender overlay. Most lenders require 620+, but at CMS Mortgage we work with scores as low as 580 on VA loans. If your credit needs work, we'll map out exactly what to improve so you qualify as quickly as possible.
VA loans require owner-occupancy, but there are strategic options. If you PCS, you can keep your current VA-financed home (and rent it out) while using remaining entitlement to buy at your new station. You can also buy a 2-4 unit property, live in one unit, and rent the rest — that rental income can even help you qualify. Straight investment properties without occupancy don't qualify.
The funding fee is a one-time charge (0.5%-3.3% of the loan amount) that funds the VA program — it's what makes $0 PMI possible. On a $350K loan, first-time use with $0 down, that's about $7,525 (2.15%). You can pay it at closing or roll it into the loan. The key detail many veterans miss: if you have any VA disability rating — even 10% — the funding fee is waived entirely. That's a savings of thousands.
Ready to use the benefit you earned?
Check Your VA Eligibility Now