Helping veteran home buyers in Phoenix use the benefit they earned

Start with your Certificate of Eligibility

If you served, tell me on our first call. It can change the whole plan.

The first step is your Certificate of Eligibility (COE), the document from the VA that shows a lender you can use the benefit. Already have one? Send it. Don't have it yet? We'll work on requesting it before you commit to a home in Glendale, Tucson, or near Luke Air Force Base. I can't create eligibility. The VA decides that. My job is to help you use it well.

Eligibility can include veterans, active-duty service members, certain National Guard and Reserve members, and some surviving spouses. If you've used a VA loan before and still have it, tell me. Your remaining benefit affects your options.

Start with For Veterans For Veterans, and read the program details on VA Loans. VA loans

Living in the home, residual income, and the property

VA purchase loans are for a home you'll live in. If it's a second home or a rental, we use a different loan. Being stationed here, retiring here, or buying ahead while your family follows later? Tell me your timeline. Some lenders allow more time to move in than others. relocating to Arizona

Residual income is a VA test most buyers haven't heard of. It checks how much money you'd have left each month after your mortgage, debts, and basic living costs. VA uses its own regional tables for this, so it works differently here than in other parts of the country. It's one more reason a VA loan looks at more than one ratio.

The property matters too. Condos, townhomes, and manufactured homes can work with VA when they meet VA and lender rules. Send me the address early and I'll check.

When another loan beats VA, even if you served

Being eligible doesn't always make VA the lowest-cost choice. With a large down payment, strong income, and a simple home, a conventional loan can sometimes cost less over time. I run both on your numbers. conventional

What VA does well: eligible borrowers with full entitlement (their full VA home loan benefit available) can buy with no down payment, and VA loans have no monthly mortgage insurance.

What it still costs: most VA loans have a one-time funding fee. You can pay it at closing or add it to the loan. Some borrowers don't pay it at all, including veterans who receive VA compensation for a service-connected disability. The amount depends on your situation, so I'll explain it on your numbers. You'll also still have closing costs, property taxes, insurance, and any HOA. The tax on a listing is the seller's bill. Yours can be different after you buy, and I'll estimate it before you write.

Not eligible for VA? We look at conventional, FHA, USDA, or jumbo based on your home and your income.

Already have a VA loan?

A VA purchase loan buys a home. An IRRRL (Interest Rate Reduction Refinance Loan, often called a VA streamline) refinances a VA loan you already have, usually to lower the rate. If you want cash out of your home, that's a different refinance. Tell me your goal, and I'll show you which one fits. refinance

Already have a quote from another lender? Bring it. I'll check how they handled the funding fee, residual income, and occupancy. If their offer is the better deal, I'll tell you to keep it. second opinion

Your plan: 1. Tell me about your service and your goal. Bring your DD214 or COE if you have it. 2. I compare VA with your other options, side by side. 3. We close on time.

Picture it: you've used the benefit you earned, your payment fits, and you're home in Arizona after a calm, clear closing day.

Nearby situations

• Moving to Arizona relocating to Arizona
• Homeowners and refinance homeowners refinance
• First-time buyers first-time buyers