The honest truth for Veterans, Active-Duty Service Members, and their families—from a Texas broker who serves those who served.
When I sit down with veterans in Bryan–College Station—whether at our Wednesday breakfasts, the American Legion, or my monthly VA Buyer Seminars—I hear the same thing: “I earned this benefit… but no one ever explained how to actually use it.”
The VA loan is one of the most powerful homebuying tools in America, yet many veterans are never taught how it works, what it covers, or how Texas-specific programs can stack on top of it. This isn’t a surface-level overview; this is the real explanation you deserve.
Let’s Start with the Truth: What is a VA Loan?
The VA does not lend the money. Instead, the VA guarantees a portion of the loan issued by private lenders. This guarantee reduces risk for the lender, which translates into incredible terms for you:
- 0% Down Payment: On most purchases.
- No Mortgage Insurance (PMI): Saving you hundreds monthly.
- Lower Interest Rates: Typically lower than conventional loans.
- No Prepayment Penalties: Pay it off as fast as you want.
- Flexible Requirements: More forgiving credit and debt-to-income ratios.
Eligibility & The Funding Fee
Your Certificate of Eligibility (COE) is your ticket. It tells us your status and your funding fee category.
Critical 2026 Update: Many veterans are exempt from the VA Funding Fee. You pay $0 in funding fees if you:
- Have a 10% (or higher) disability rating.
- Receive compensation for service-connected disabilities.
- Are a Purple Heart recipient.
- Are an eligible surviving spouse.
Texas-Sized Benefits: Stacking Your Advantages
Texas is one of the most veteran-friendly states in the country. When you buy in Brazos County or the surrounding areas, we can stack these state benefits on top of your federal VA loan:
1. Texas Veteran Land Board (VLB)
Texas offers state-run financing for homes, land, and home improvements. These often come with below-market interest rates exclusively for Texas veterans. Many lenders don’t offer this—but I do.
2. Massive Property Tax Exemptions
This is life-changing for your monthly mortgage payment:
- 100% Disabled (P&T): You pay ZERO property taxes in Texas.
- 10%–90% Disabled: You receive a partial exemption that significantly lowers your annual tax burden.
Building Wealth: The “House Hacking” Strategy
Most veterans don’t realize they can use their VA loan to buy a duplex, triplex, or fourplex, as long as they live in one of the units for at least a year. You can use the rental income from the other units to pay your mortgage—essentially living for free while building equity.
What you CAN buy:
- Single-family homes, townhomes, and VA-approved condos.
- Multi-family units (up to 4).
- Certain barndominiums (with proper engineering).
Debunking the VA Appraisal Myth
I fight this battle every week. Sellers sometimes hesitate because they think VA appraisals are “too strict” or “too slow.” This is false. In 2026, VA appraisals are a safety and habitability check designed to protect you. Most pass with zero conditions, and most come in at value. The key is working with an agent who knows how to prepare the home and the contract correctly to put the seller’s mind at ease.
You Earned It for Life
You can use your VA benefit more than once. You can buy a home, sell it, and restore your entitlement to buy again. You can even own two homes with VA loans simultaneously under specific circumstances. This benefit never expires.
Final Thoughts: You Served Us. Now Let Us Serve You.
The VA loan is not a handout. It is an earned benefit, and it is one of the most powerful tools available to help you build stability and long-term wealth.
If you are a veteran in Bryan–College Station, you deserve a guide who respects your service and understands the mission.
Would you like a personalized VA Eligibility Review or a list of VA-approved properties in the BCS area?