VA loans offer a low-cost path toward homeownership for our nation’s veterans. There are no down payments required, closing costs are limited, and their interest rates are often some of the lowest on the market.

Still, getting one of these loans requires a slightly different process than you might see with other kinds of mortgages. So having a game plan? That’s critical if you plan to use a VA loan for an upcoming home purchase.

Are you hoping to use your VA loan benefit soon? Follow these steps to prepare for success.

Step 1: Assemble Your VA Homebuying Team

VA loans are niche loan products, so not every lender, real estate agent, inspector, and other professional is going to be equipped to help with one.

To make sure you’re in the best place for your VA home purchase, you’ll want to have the following professionals on your side:

An experienced VA lender

Only certain lenders are approved by the government to offer VA loans. And beyond that, only a handful are truly experienced in these loans. In fact, according to data from the Department of Veterans Affairs, the majority of the 416,373 VA loans issued in 2024 came from just a handful of lenders. Veterans United alone accounted for almost 15% of all VA loans that year.

When you use a lender with deep experience in VA loans, you get to work with loan officers, underwriters, and other pros who have seen it all. They can help make sure you (and your property) meet all the necessary requirements, walk you through the unique nuances of the loan process, and ensure you’re prepared for any bumps that might come up along the way.

When you find a good VA lender, it’s important to apply for preapproval early.

Preapproval is done directly through a lender and requires a review of your credit and finances. It’s not a commitment to use that lender, and it’s smart to get preapproved with at least three lenders so you can compare rates, fees, and customer service.

You’ll then be able to share your preapproval letter with your agent to include in any offers you plan to submit.

A VA-savvy real estate agent

You’ll also want to choose a real estate agent who has experience with VA-backed deals. For one, properties must meet certain requirements in order to qualify for VA financing, so a well-versed VA agent can make sure you’re only considering homes that will adhere to these strict standards.

They’ll also know how to correctly write and present a VA contract, how to negotiate certain clauses specific to VA loans, and in cases where sellers are hesitant to accept VA offers (some believe them to be slower or more likely to fall through than other deals), they’ll know how to craft an offer that is attractive despite these preconceived notions.

Other professionals you’ll encounter

Along the way, you’ll work with other professionals — like title agents, inspectors, and appraisers. The good news? Most of these aren’t people you need to track down yourself. Your lender or real estate agent will usually recommend them, or in some cases, the VA assigns them directly.

  • VA Appraiser: Unlike inspectors or title companies, the VA requires that your appraisal be completed by an approved appraiser, and your lender will request this through the VA’s system. You don’t choose the appraiser, and in fact, you aren’t allowed to — this ensures the process stays neutral and fair.

  • Others: For roles like inspectors and title agents, VA-specific experience can be helpful, but it isn’t always critical. What matters more is that you trust the professional and that they’re recommended by someone on your team.

This way, you don’t have to stress about building a long list of contacts. Starting with a lender or an agent usually connects you to everyone else you’ll need.

Where to Start

Most of these professionals will be recommended to you — often by your lender or agent. You don’t need to build the team alone, and starting with just one pro usually connects you to everyone else you’ll need.

Step 2: Get Your Money In Order

Next, prepare for the financial side of your VA purchase. VA loans don’t require a down payment, but you’ll still need to cover some upfront costs.

What to Have Ready

Make sure your finances meet VA standards:

  • Any funds you’ll use (earnest money, closing costs, optional down payment) should be in your bank account for at least 60 days before use. No “mattress money” allowed.

  • Aim to save three to six months of expenses — including your future mortgage payment — to protect yourself and reassure the lender.

  • Try to keep your debt-to-income (DTI) ratio at 41% or less. This means your total monthly debt payments (credit cards, car loans, student loans, etc.) shouldn't exceed 41% of your gross monthly income. Some lenders allow higher ratios, but staying at or below 41% makes qualifying easier.

Costs You’ll Encounter

You’ll also need cash for certain upfront costs:

  • Earnest money deposit: Usually 1–5% of the home price. With other mortgage types, this usually goes towards your down payment when you close on the loan. Since VA loans don’t require a down payment, this money can go towards your closing costs instead.

  • Closing costs: About 3–5% of the loan amount, though this can be higher in states with elevated property taxes or insurance costs (sometimes exceeding 6%).

  • VA appraisal fee: Often $600+, but can vary.

  • Inspections: Home inspections are usually optional, but highly recommended. Pest inspections are typically paid by the seller or lender, though buyers can also cover this cost if needed.

Step 3: Clarify Needs vs. Wants

Once you have your finances prepped and the right VA team on your side, it’s time to set your sights on the home search. To do this, though, you first need a clear picture of exactly what you’re looking for — what you absolutely need in the home (must-haves) and what you’d like in the home (nice-to-haves). Separating these out early on can help create a more efficient home search and cut down on frustration and wasted time.

To start, you should make a written list of the non-negotiables. This should include things like:

  • Number of bedrooms and bathrooms

  • Location/neighborhood

  • Accessibility features

  • Lot size/yard size

  • Layout features (open floor plan, one or two story, primary bedroom on the same floor as kids’ bedrooms, etc.)

Then, list out the items you’d like to have, but it wouldn’t be a dealbreaker if your house were without them. This might be a layout feature, like a big island in the kitchen, or it could be something related to the home’s aesthetics or amenities — maybe a neighborhood pool, for instance.

Once you know what your must-haves and nice-to-haves are, talk with your agent and lender to be sure your preapproved loan amount and home-shopping budget are in alignment. Keep in mind that you can always use a VA loan to build a fully customized home from the ground up if you’re not finding what you need on the open market. (You’ll just need to hire a VA-approved builder.)

Step 4: Tour Homes With 100% Confidence

The home search is next. Your agent can help you find homes that meet your needs and budget in your area, as well as ensure they’re properties that will meet the VA’s minimum property requirements.

To ensure your home search is efficient and successful, make sure to:

  • Have preapproval: Including a preapproval letter in your offers shows sellers that you’re serious and also gives them the confidence that your financing will come through as planned.

  • Be thorough: Simply walking through a home isn’t enough. If you’re serious about a home, check the details. Turn on lights, run the dishwasher, test the faucets, and note the condition of every room. You need to be as informed as possible before you make your decision.

  • Keep your cool: If sellers or their agents are around while you’re touring a property, keep your commentary neutral and calm. Any feedback you have should be discussed privately with your agent, so it can’t be used against you in negotiations.

  • Have a system: How will you decide if a home is the right one to make an offer on? Have a checklist of your needs, wants, and budgetary constraints, and discuss what framework you’ll base your decision on with your agent.

Don’t forget: VA loans let you buy a home without a down payment and with limited closing costs, so focus your search on evaluating homes on more than just the financial level. Consider a property’s overall condition, the lifestyle it offers, and the personal value it could hold for you and your loved ones.

Step 5: Understand Potential Setbacks

As with anything, there are possible hurdles that can crop up when buying a home with a VA loan. Fortunately, being prepared for these possible setbacks can help you address them quickly and efficiently and ensure your homebuying goals stay on track.

Some potential hiccups you could plan for include:

  • Eligibility issues: There could be problems with your Certificate of Eligibility/COE (a requirement for all VA loans), or your service record might not meet the days-of-duty standards these loans come with. A good VA lender can help you spot and address these types of issues early on.

  • Buyer competition: In popular housing markets, you could face stiff homebuying competition — and even find yourself competing against all-cash buyers. Getting preapproved for your loan, being flexible on your closing dates, and having a VA-savvy real estate agent can all help you stand out.

  • Property issues: Properties must meet minimum property requirements under the VA loan program to ensure the home is safe, sound, secure, and move-in ready. It’s possible an appraiser could find safety issues that can keep your loan from closing. A good agent will help you negotiate repairs to get these issues addressed quickly.

  • Appraisal problems: Appraisals also determine the value of the property you’re buying. If the appraised value comes in lower than the price you’ve offered, you’ll be unable to get a loan for the full amount. This is another area where a good real estate agent and lender can help you negotiate a solution.

  • Financing delays: If you don’t have the proper documentation ready or you make big financial or credit moves leading up to your purchase, it could delay your loan approval and closing. Changes in income could have an impact, too, so talk to your lender before making any money moves if buying a home is on your radar.

If you build the right team of professionals, most of these issues should not be a problem. A well-versed VA team will ensure you’re prepared for any challenges that could arise along the way.

Extra Success Tips for VA Homebuyers

Beyond the above five steps, there are a few other strategies that can give you an extra edge as a VA buyer and even further ensure your success.

First, make sure you’re getting preapproved, not just prequalified. Some lenders will offer prequalification, which does not require a credit check. Preapproval, on the other hand, actually requires looking at your credit and finances to determine if you’re a good candidate for the loan. A preapproval is much more valuable and can give sellers more confidence in your offer.

Being flexible on your closing dates can also be a smart way to stand out, especially with sellers who are buying and selling at the same time or who are moving far away.

And you and your agent can also work to educate the sellers about VA loans. Though many believe VA loans to be slower or harder to get than other options, this is not true in most cases, and clearing up these misconceptions can pave the way for an easier home purchase.

When in doubt, lean on the VA team you’ve built. They’re your best partners on this journey and are there to make sure your home purchase is a success.

You Earned This Benefit — Make Your Dream Home a Reality

VA loans are growing in popularity. In fact, in the second week of September 2025, VA loans accounted for over 15% of mortgage applications, according to the Mortgage Bankers Association. That’s a jump of three percentage points in just one month.

If you want to join these borrowers and use your VA loan benefit, too, now’s the time to start preparing. Get in touch with an experienced VA lender and real estate agent, begin prepping your finances, and build out your needs and wants list.

With the right team and your earned VA benefit, you don’t have to navigate the process alone. Your dream home is out there — and a VA loan makes it easier to achieve.