# Understanding the VA Loan: A Guide for Military Families

By Scott Brookshire (@scottbrookshire) · Published 2026-11-06

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A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs that lets eligible Active-Duty Service Members, Veterans, and certain surviving spouses buy a home with no down payment and no private mortgage insurance. If you've served our country, this benefit is one of the most valuable paths to homeownership available — and it works through private lenders like CrossCountry Mortgage that the VA backs. Here's how it works and whether you may qualify.

Working with a local loan officer who understands military service makes the process far smoother, which is why this guide speaks to the needs of Military Families in our community.

#### Key Takeaways

-   A VA loan is backed by the U.S. Department of Veterans Affairs and offered through private lenders.
-   Eligible borrowers can buy with no down payment and no private mortgage insurance (PMI).
-   Eligibility depends on service history and is proven with a Certificate of Eligibility (COE).
-   The VA funding fee can be waived for those with a service-connected disability.
-   The property must be your primary residence and meet VA minimum property requirements.

## What is a VA loan and how does it work?

A VA loan is a mortgage issued under a program designed for Active and Veteran Service Members and their surviving spouses, offered through private lenders but backed by the U.S. Department of Veterans Affairs ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/va-loan-benefits?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). Because the VA guarantees part of the loan, lenders take on less risk — which is what makes the program's most powerful benefits possible.

For a home purchase, a VA loan can fund up to 100% of the home's value, which is how the down payment requirement disappears ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/va-loan-benefits?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). You also avoid private mortgage insurance (PMI), the monthly charge most buyers face when they put down less than 20%, because the VA's guarantee already protects the lender. In plain terms, that means you can buy your family a home without saving a large lump sum first.

The program covers more than first purchases. VA loans come in several forms, including purchase loans, cash-out refinances that let you tap your home's equity, a VA IRRRL streamline refinance for lowering your rate, and a VA renovation loan for repairs and updates ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/va-loan-benefits?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). All of them share the same backbone: private lending with a government guarantee.

## Who qualifies for a VA loan?

Eligibility comes down to your service history and duty status, and it's proven with a Certificate of Eligibility (COE) that you can request online or through your lender ([Veterans Affairs](https://www.va.gov/housing-assistance/home-loans/eligibility)). To get financing for a VA-backed home loan, you must also meet credit, income, and occupancy requirements from both the VA and your lender.

For current service members, the basic bar is service of at least 90 continuous days without a break ([Veterans Affairs](https://www.va.gov/housing-assistance/home-loans/eligibility)). For Veterans, the minimum active-duty service requirement depends on when you served, with different thresholds for each era. National Guard members and Reserve members have their own length-of-service rules as well.

Some borrowers qualify outside active duty. A surviving spouse may be eligible for a COE in certain situations, such as when their spouse died as a result of service or a service-connected cause ([Veterans Affairs](https://www.va.gov/housing-assistance/home-loans/eligibility)). And if you don't meet the minimum service requirements, you may still qualify if you were discharged under one of the VA's qualifying exceptions.

A discharge under other than honorable, bad conduct, or dishonorable conditions may disqualify you. You can apply for a discharge upgrade or a VA Character of Discharge review to try to qualify ([Veterans Affairs](https://www.va.gov/housing-assistance/home-loans/eligibility)).

### How the COE works

To apply for a VA loan, you'll need a Certificate of Eligibility from the VA, which you can obtain by submitting VA Form 26-1880 online or by having your lender obtain it for you ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/who-qualifies-for-va-loan?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). This document also determines your current entitlement amount — the part of the loan the VA will guarantee if you ever default.

The COE isn't the same as loan approval. An eligible Veteran must still meet credit and income standards to qualify for a VA-guaranteed loan ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/who-qualifies-for-va-loan?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)).

## What benefits does a VA loan provide?

The core benefit is access to homeownership without a large down payment. Because a VA loan can fund up to 100% of the home's value, eligible buyers eliminate the need for the 20% down payment that traditional mortgage advice assumes ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/va-loan-benefits?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). That makes a real difference for Military Families relocating to Winchester or buying their first home here.

You also skip private mortgage insurance. When a borrower puts down less than 20% on a conventional loan, the lender typically requires PMI, which can add hundreds to a monthly payment. A VA loan requires no PMI because the VA guarantees part of the loan, reducing the lender's risk ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/va-loan-benefits?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)).

Competition also works in your favor. Because the VA backs the loan but private lenders originate it, banks, credit unions, and mortgage lenders compete for your business, which keeps rates and fees in check. VA guidelines limit certain fees that lenders may charge borrowers, including restrictions on origination charges. Actual closing costs vary depending on the loan amount, property, lender, and transaction details. VA loans also do not have prepayment penalties.

### What is the VA funding fee?

Most borrowers pay a one-time VA funding fee, calculated as a percentage of the loan amount, that helps keep the program running for other Veterans and their families. The VA funding fee is generally due at closing but may be financed into the loan amount, subject to program requirements.

Some borrowers may be exempt from the VA funding fee, including Veterans receiving qualifying service-connected disability compensation, certain surviving spouses, and eligible active-duty Purple Heart recipients. Other exemption categories may apply. The VA determines exemption eligibility.

## What can you buy with a VA loan?

VA loans are generally intended for properties the borrower plans to occupy as a primary residence, rather than properties purchased solely for investment purposes. Eligible properties may include single-family homes, certain multifamily properties of up to four units, VA-approved condominiums, and qualifying manufactured homes. Properties must meet applicable VA minimum property requirements and lender guidelines.

Single-family homes are the primary type of property VA loans are intended for. VA-approved condominiums, manufactured housing, and modular homes can also be eligible, though some states add their own requirements ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/how-does-va-home-loan-work?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). If you're buying a condo with a VA loan, you'll need to check the approved condo database on the Department of Veterans Affairs website.

## Why work with a local loan officer?

A VA loan is a well-defined program, but the details — the funding fee, your entitlement, the COE, credit and income standards — are where a knowledgeable lender earns their keep. As a Regional VP and Branch Manager with CrossCountry Mortgage in Winchester, VA, I help Military Families understand how VA loans fit their specific situation.

CrossCountry employs nearly 250 Veterans and Active-Duty Service Members and offers VA loans as part of its lending portfolio, with more than 600 branches across all 50 states staffed by lending professionals committed to their communities ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/how-does-va-home-loan-work?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)). The practical advantage of working with someone local is simple: you have a person in your community who understands military service, can walk you through the process, and is accountable to you face to face.

## How do you get started?

The path to a VA loan is straightforward, and a lender can carry much of the paperwork. First, find a lender approved by the VA who specializes in these loans. Next, request your Certificate of Eligibility through the VA or with your lender's help, then get pre-qualified to understand what you can afford. From there you search for a home, complete a VA loan application, and go through an appraisal and underwriting before closing ([CrossCountry Mortgage](https://crosscountrymortgage.com/mortgage/resources/who-qualifies-for-va-loan?utm_source=voce.com&utm_medium=referral&utm_campaign=voce_lo_pilot_2026)).

Every borrower's situation is different, so the numbers that matter — your entitlement, your rate, whether you're exempt from the funding fee — should be reviewed by a loan officer who can look at your full picture. If you're a Veteran, Active-Duty Service Member, or surviving spouse thinking about buying a home in the Winchester area, start by getting your eligibility confirmed and speaking with someone who works with Military Families regularly.

CrossCountry Mortgage, LLC is not affiliated with or acting on behalf of or at the direction of the Veteran Affairs Office. Certificate of Eligibility required for VA loans.

_All information provided in this publication is for informational and educational purposes only, and in no way is any of the content contained herein to be construed as financial, investment, or legal advice or instruction. CrossCountry Mortgage, LLC (“CrossCountry”) does not guarantee the quality, accuracy, completeness, or timeliness of the information in this publication. While efforts are made to verify the information provided, the information should not be assumed to be error free. Some information in the publication may have been provided by third parties and has not necessarily been verified by CrossCountry. CrossCountry its affiliates and subsidiaries do not assume any liability for the information contained herein, be it direct, indirect, consequential, special, or exemplary, or other damages whatsoever and howsoever caused, arising out of or in connection with the use of this publication or in reliance on the information, including any personal or pecuniary loss, whether the action is in contract, tort, or other tortious action._

_Equal Housing Opportunity. All loans subject to underwriting approval. Certain restrictions apply. Call for details. All borrowers must meet minimum credit score, loan-to-value, debt-to-income, and other requirements to qualify for any mortgage program. CrossCountry Mortgage, LLC NMLS3029 (www.nmlsconsumeraccess.org)._