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VA Loans

VA Home Loans for Veterans and Military Families

Zero down payment. No monthly mortgage insurance. Scott Carlin, 20-year Air Force veteran and VA loan specialist serving Florida and Texas. NMLS# 2613509. Call 321-364-4461.

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Why Choose a VA Loan?

A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs, available to eligible veterans, active-duty service members, National Guard and Reserve members, and surviving spouses. VA loans are designed to make homeownership easier for those who have served, and they offer benefits that no other loan type can match.

At TrueVet Mortgage, Scott Carlin works directly with every client from pre-approval to closing. As a 20-year Air Force veteran, Scott understands the challenges military families face when buying a home, from PCS timelines and BAH income qualification to remote closings and navigating the VA loan process. No call centers. No hand-offs. Veteran-to-veteran service.

TrueVet Mortgage is licensed in both Florida and Texas and serves veterans at every major military installation in both states.

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VA Loan Benefits

  • Zero down payment. VA loans require no down payment, so you can buy with nothing out of pocket. Conventional and FHA loans typically require 3% to 5% down or more.
  • No monthly mortgage insurance. Unlike conventional and FHA loans, VA loans carry no monthly insurance premium, which can save you hundreds of dollars a month.
  • Competitive, veteran-focused terms. The VA guaranty reduces lender risk.
  • Flexible credit requirements. The VA does not set a minimum credit score, and TrueVet Mortgage works with veterans across a range of credit profiles.
  • No prepayment penalties. Pay off your VA loan early with no extra fees.
  • An assumable loan. A future buyer can take over your VA loan terms when you sell, which can be a strong selling point.
  • A reusable benefit. You can use your VA loan benefit multiple times throughout your life; you are not limited to one VA loan.
  • No loan limit with full entitlement. TrueVet Mortgage offers VA jumbo loans for higher-priced properties.
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Person filling out a VA loan application form with a pen
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How to Qualify for a VA Loan

To qualify for a VA loan, you generally need to meet these requirements:

  • Service eligibility. You must be an active-duty service member, veteran, National Guard or Reserve member, or a surviving spouse of a service member who died in the line of duty or from a service-connected disability. You will need a Certificate of Eligibility (COE), and Scott can help you obtain one.
  • Credit history. The VA does not set a minimum credit score, though most lenders look for roughly 580 to 620. A higher credit score can strengthen your application.
  • Income and employment. You need stable income sufficient to cover the payment. Your BAH counts as tax-free qualifying income, which increases your purchasing power. Use our BAH Calculator to look up your 2026 rate.
  • Debt-to-income ratio. The VA generally prefers a debt-to-income ratio of 41% or less, though exceptions are possible with strong compensating factors.
  • Property requirements. The home must meet the VA’s Minimum Property Requirements, be appraised by a VA-approved appraiser, and be your primary residence.

TrueVet Mortgage typically closes VA loans in 21 to 30 days from application to closing.

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Types of VA Loans

  • VA Purchase Loan. Buy a home with zero down payment. Available for single-family homes, condos, townhomes, and multi-unit properties up to 4 units.
  • VA IRRRL (Streamline Refinance). Lower your existing VA loan rate with minimal paperwork, no appraisal in most cases, and no out-of-pocket costs. One of the fastest ways to reduce your monthly payment.
  • VA Cash-Out Refinance. Access your home equity through a VA-backed refinance, up to 100% of your home value in most states. Texas limits cash-out refinances to 80% of appraised value.
  • VA Jumbo Loan. For properties above conforming loan limits, TrueVet Mortgage offers VA jumbo loans.

Not sure which VA loan type is right for you? Scott can walk you through your options during a free consultation. You can also see how the VA loan compares to FHA financing in our VA loan vs FHA loan guide.

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VA Loans vs. Conventional and FHA Loans

VA loans offer significant advantages over other mortgage types. Here is how they compare:

  • Down payment. VA loans require zero down. FHA loans require 3.5% down, and conventional loans require 3% to 20% down.
  • Monthly mortgage insurance. VA loans have none. FHA loans charge it for the life of the loan, and conventional loans charge it until you reach 20% equity.
  • Backing. VA loans are backed by the VA guaranty, which reduces lender risk.
  • Credit flexibility. VA loans are the most flexible, with most lenders accepting scores around 580. FHA requires 580 for the 3.5% down option, and conventional loans generally require 620 or higher.
  • Loan limits. VA loans have no loan limit for veterans with full entitlement. FHA and conventional loans are subject to county conforming limits.

For most eligible veterans and military families, a VA loan is the best option. If you are not VA-eligible or are comparing loan types, TrueVet Mortgage also offers conventional loans and FHA loans.

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VA Loans in Florida and Texas

TrueVet Mortgage is licensed in Florida and Texas and serves military families at every major military installation in both states, including Patrick Space Force Base, NAS Jacksonville, Eglin AFB, MacDill AFB, NAS Pensacola, Fort Hood, Joint Base San Antonio, Fort Bliss, and many more.

Visit our Military Bases page for VA loan information specific to your installation, or choose your state below:

VA Loans in Florida | VA Loans in Texas

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Frequently Asked Questions About VA Loans

Who is eligible for a VA loan?
Veterans, active-duty service members, National Guard and Reserve members with qualifying service, and surviving spouses of service members who died in the line of duty or from a service-connected disability.

Can I use my VA loan benefit more than once?
Yes. VA loan benefits are reusable. You can use your benefit multiple times, and in some cases you can have more than one VA loan active at the same time.

Is there a VA funding fee?
Yes, unless you are exempt. Veterans with a service-connected disability rating of 10% or more are exempt from the VA funding fee. First-time users without an exemption pay 2.15% of the loan amount, which can be financed into the loan.

Can I use my BAH to qualify?
Yes. Your Basic Allowance for Housing is tax-free income that counts toward VA loan qualification, which increases your purchasing power compared to taxable income.

How long does it take to close a VA loan?
TrueVet Mortgage typically closes VA loans in 21 to 30 days, depending on appraisal scheduling, title work, and borrower documentation.

Do VA loans have a maximum loan amount?
For veterans with full entitlement, there is no VA loan limit. Veterans with reduced entitlement are subject to county-level limits. TrueVet Mortgage offers VA jumbo loans up to $4 million.

Can I buy a condo with a VA loan?
Yes, as long as the condo community is on the VA’s approved list. Scott can help you verify whether a specific property qualifies.

Can I get a VA loan with bad credit?
The VA does not set a minimum credit score. Most lenders require at least 580 to 620. TrueVet Mortgage works with veterans across a range of credit profiles and can help you understand your options.

Visit our VA Loan FAQ page for more answers to common questions.

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Your BAH is tax-free qualifying income for a VA loan. Use our BAH Calculator to look up your 2026 rate by ZIP code and pay grade.

Learn how your 2026 BAH rate can increase your purchasing power in our BAH Rates guide.

Ready to Get Started with Your VA Loan? Call Scott Carlin at 321-364-4461 or visit our Schedule a Call page to book a free consultation.

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We understand that securing a VA loan is a big decision, and we're here to help you every step of the way.

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