YOUR VA BUYER'S AGENT
A Veteran on your side of the table.
VA-backed loans are made by private lenders, and the VA guarantees part of the loan. That guarantee helps lenders offer terms like no down payment and no private mortgage insurance on a home you will live in. Victor Espinoza, U.S. Army Veteran and Real Estate Consultant, helps you find the right home near JBSA and negotiate a VA offer with confidence.
VA LOAN BENEFITS
What the VA benefit can do for you.
$0 down payment is possible with full entitlement and lender approval.
No private mortgage insurance on VA-backed loans.
No VA loan limit with full entitlement; your lender sets how much you can borrow.
Funding fee exemptions for Veterans who receive VA compensation for a service-connected disability, and some other borrowers.
Closing costs still apply. Plan for closing costs, prepaid items, your Texas option fee and earnest money.
Source: U.S. Department of Veterans Affairs, VA.gov. Lender credit, income and appraisal requirements apply.
FROM COE TO CLOSING
Six steps to your keys.
1. Get your Certificate of Eligibility. Request your COE at VA.gov, through your lender, or with VA Form 26-1880.
2. Get pre-approved. Choose a VA-approved lender and get a written pre-approval.
3. Plan the search. Map commutes to JBSA-Lackland, JBSA-Fort Sam Houston, JBSA-Randolph or Camp Bullis, and set your report date and must-haves.
4. Write a strong offer. Victor writes your Texas offer, including the option period, and plans for the VA appraisal and minimum property requirements.
5. Appraisal and repairs. The VA appraisal confirms value and condition; required repairs are negotiated before closing.
6. Close and move in. Sign with the title company and confirm occupancy timing with your lender.
VA FUNDING FEE
Know your funding fee before you shop.
Most VA buyers pay a one-time funding fee, which can be paid at closing or financed into the loan. Purchase loan rates published by the VA:
Less than 5% down: 2.15% first use · 3.3% after first use
5% or more down: 1.5% · 10% or more down: 1.25%
Rates effective April 7, 2023; reviewed November 2026. Confirm your fee with your lender and VA.gov. Buying acreage? Texas Veterans and Military Members can look at the VLB Land Loan.
VA HOME LOAN FAQ
Questions VA buyers ask.
Who is eligible for a VA home loan?
Veterans, active-duty service members, National Guard and Reserve members, and some surviving spouses who meet VA service requirements. You also need to meet your lender's credit and income requirements.
How do I get my Certificate of Eligibility?
Request your COE online at VA.gov, ask your lender to request it for you, or apply by mail with VA Form 26-1880.
Can I use a VA loan more than once?
Yes. The benefit can be reused. Your remaining entitlement and prior use affect your funding fee and any down payment.
Can I buy a condo with a VA loan?
Yes, if the condominium project is approved by VA. Ask Victor to check a building's status before you make an offer.
Can I start my search before I arrive in San Antonio?
Yes. Share your report date, budget and priorities. Victor can plan tours and help you review homes before you travel.
Is Victor a lender?
No. Victor is a Real Estate Consultant who works alongside your VA-approved lender. Your lender handles loan approval, rate and funding fee.
YOUR SAN ANTONIO VA HOME LOAN AGENT
Victor Espinoza
Victor Espinoza · Real Estate Consultant · U.S. Army Veteran
V&E LUX Real Estate | Crisp Real Estate Group
Buying with your VA benefit? Work with Victor to turn your priorities into a clear plan, from your COE and pre-approval to touring homes, writing your offer and closing.
TREC #602052 · Brokerage TREC #0506577
Call or text 210.870.0200
www.Victor-Espinoza.com
Equal Housing Opportunity. Victor Espinoza is a real estate professional, not a mortgage lender or VA representative. This page is general information, not loan, legal or tax advice. VA eligibility, entitlement, funding fees and lender requirements vary; confirm with VA.gov and your lender. Information reviewed November 2026.