A VA loan is one of the most valuable benefits of military service, and it is a great fit for many families relocating to North Texas. Here is how it works, step by step.
Who is eligible?
Active-duty service members, veterans, many National Guard and Reserve members and some surviving spouses may qualify. Your lender can request your Certificate of Eligibility (COE) — the VA home loan site explains the requirements for you, usually in minutes.
The big advantages
- No down payment required for eligible borrowers with full entitlement.
- No monthly private mortgage insurance.
- Competitive interest rates.
- Limits on certain closing costs for veterans.
The VA funding fee
Most VA loans include a one-time funding fee that can be paid at closing or rolled into the loan. Veterans receiving VA disability compensation are generally exempt — ask your lender to confirm.
The VA appraisal
The home must meet VA minimum property requirements. Most homes in good condition pass easily, but I watch for issues like peeling paint on older homes, roof condition or missing handrails so we can address them early.
A VA loan timeline for a PCS move
- As soon as you have orders: talk to a VA-savvy lender and get your COE and pre-approval.
- Thirty to sixty days out: video tours, a short list of homes and, if you can, a house-hunting trip.
- Under contract: inspections, the VA appraisal and the option period, coordinated while you pack.
- Closing: sign in person, by mail-away closing or with a power of attorney.
Buying before you arrive
Many of my military buyers purchase from out of state. I do live video tours, send neighborhood drive-through videos and coordinate inspections. With a power of attorney or a mail-away closing, you may not need to be here until you get the keys.
Land and Texas programs
Texas veterans may also qualify for Texas Veterans Land Board (VLB) programs, including land loans. First responders, teachers and veterans should also look at the Homes for Texas Heroes programs offered through TSAHC.
Can I use a VA loan more than once?
Yes. Your entitlement can be restored after you sell and pay off a VA loan, and in some cases you can have more than one VA loan at a time if you have remaining entitlement. Ask your lender how much entitlement you have left before you shop — especially if you plan to keep your current home as a rental.
My goal is to make a PCS move feel calm. I’ll set up listing alerts around your report date, answer questions about the towns near your new job or duty station, and connect you with lenders who close VA loans on time.
PCSing to North Texas? I’m a certified Military Relocation Professional. Send your report date and I’ll build a plan around it. Get in touch →
Shayla Eadler
Native Texan, wife, boy mom and the broker and owner of Ten Twenty Realty — helping North Texas families buy and sell homes, land and ranches since 2020.
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