VA Home Loans for the Place You Call Home

A Home Loan Benefit You Can Put to Work

A VA loan is a mortgage backed in part by the U.S. Department of Veterans Affairs and made by an approved lender, such as loanDepot. It helps eligible Veterans, service members, and certain surviving spouses buy or refinance a home. You do not have to be a first-time buyer, and your benefit may be used more than once.

For many qualifying buyers, VA financing offers a path to homeownership with no down payment and no monthly mortgage insurance. You still need to qualify for the loan, and closing costs may apply. We will walk through your eligibility, comfortable monthly payment, and the cash you may need before you make a decision.

I'm Amy DeBusk, Branch Manager & Mortgage Advisor with loanDepot. I help homebuyers and homeowners in Roseville, Placer County, Greater Sacramento, and throughout California, Tennessee, and Texas. Visit my Veterans Resource Center or explore the options below.

Make your move

VA Purchase Loans: Open the Door to Your Next Home

A VA purchase loan can help you buy a primary residence with little or no down payment, depending on your entitlement, the purchase price, appraised value, and approval. Eligible properties can include a single-family home, a condo in a VA-approved project, or a two- to four-unit property when you live in one unit. Some manufactured homes may qualify under additional requirements.

I'll help you connect your entitlement, financing, and purchase timing. My team can work with your real estate professional on the mortgage steps, including questions about the home and your move. If you need an agent, we can help you connect with one familiar with VA purchases.

Fixed-Rate VA Loans: A Steady Foundation

With a fixed-rate loan, your interest rate stays the same for the life of the loan. The scheduled principal and interest payment stays consistent, making it easier to build your household spending plan. Property taxes, homeowners insurance, and any HOA dues can still change.

We can compare available loan terms, including shorter terms and a 30-year option. A shorter term generally means a higher monthly principal and interest payment but less interest over the life of the loan. The right choice leaves room for your other priorities.

Buying a Higher-Priced Home?

High-balance and larger VA loan options are available for eligible borrowers. With full entitlement, VA does not impose a county loan limit on loans over $144,000, but lender limits and qualification requirements still apply. With partial entitlement, county limits can affect how much you may borrow without a down payment. We will review your Certificate of Eligibility before estimating your purchasing range.

Ready to look at homes? Start with home loan pre-approval. We will review your income, debts, credit, and the money left for household expenses after your obligations, which VA calls residual income.

Understand your choices

VA Adjustable-Rate Loans: Plan for Today and Later

A VA adjustable-rate mortgage, or ARM, begins with a fixed interest rate for a set period. With a 5/1 ARM, that period is five years; with a 3/1 ARM, it is three years. Afterward, the rate can adjust annually under the loan's index, margin, and rate caps. Your payment can increase.

An ARM may be worth comparing if you expect to move within a few years or want to evaluate the starting payment against a fixed-rate option. We will also show you how future adjustments could affect your payment. Your plan should work even if your move is delayed or refinancing is unavailable.

A fresh look at your existing loan

VA IRRRL: A Streamlined Way to Refinance

An Interest Rate Reduction Refinance Loan, often called an IRRRL or VA streamline refinance, replaces an existing VA loan. It may help lower your interest rate or move you from an adjustable rate to a fixed rate. It is not the option for taking cash out of your home's equity.

Many IRRRLs have fewer documentation requirements than a purchase or cash-out loan. An appraisal is not required in many situations, but exceptions and lender requirements apply. You must certify that you currently live in, or previously lived in, the home. This can make an IRRRL worth exploring after a move.

We review your payment history, required waiting period, and the refinance's benefit. Loan seasoning generally includes at least six full monthly payments and a 210-day timing requirement; the exact eligible date depends on your loan history. Applicable cost-recovery rules also need to be met.

Eligible closing costs can often be included in the new balance. That reduces upfront cash but increases what you owe. I will compare the monthly payment, closing costs, time to recover those costs, and total interest. Starting a new loan term can increase lifetime interest even when the payment falls.

Put your equity into perspective

VA Cash-Out Refinance: Turn Equity Into Options

A VA cash-out refinance replaces your existing mortgage with a new VA loan. After paying off the current mortgage and applicable costs, eligible remaining proceeds can be used for needs such as home improvements or other planned expenses. This refinance can also move an eligible non-VA mortgage into VA financing, even when you are not receiving cash back.

This option requires a full review of income, credit, debts, entitlement, and the property, including a VA appraisal. You must occupy the home as your primary residence. Payment history, seasoning, and a qualifying benefit also matter.

The standard program generally allows up to 90% of the home's appraised value for a refinance that increases the loan balance under VA's Type II rules. Separate rules apply to other refinance structures. We will confirm which program fits your existing loan and how much cash would actually remain after payoff and costs.

See more refinance options and read my VA refinancing article for Roseville and Rocklin homeowners.

High-LTV VA Cash-Out: An Additional Option to Review

Loan-to-value, or LTV, compares the loan balance with the appraised home value. loanDepot's separate high-LTV VA cash-out program offers eligible borrowers fixed-rate financing above 90% and up to 100% LTV, subject to all program requirements. The maximum includes any financed VA funding fee.

100% LTV does not mean you receive the home's full value in cash. Your existing mortgage, other required payoffs, financed fees, and closing costs affect the proceeds. Borrowing closer to the home's value also leaves less equity if you later sell or refinance.

This program has its own loan amount, property, credit, and automated underwriting requirements. Manufactured homes and manually underwritten loans are not eligible under this option. Texas Section 50(a)(6) cash-out transactions are also ineligible. I will confirm availability for your property and location before presenting it as an option.

See the possibility in a home

VA Renovation Loans: Make the Home Your Own

Sometimes the location feels right, but the house needs work. A VA renovation loan can combine the purchase of an eligible home and approved improvements into one mortgage. For a qualifying buyer, that may create a path to updating a home without arranging a separate renovation loan.

Projects may include flooring, paint, kitchen or bathroom updates, and eligible repairs. The specific renovation program determines the permitted work, project limits, property types, and completion requirements. Larger projects or structural changes need a separate review before you make an offer.

1. Talk through the home and your plans. We review financing eligibility and whether the proposed work fits an available program.
2. Get a detailed contractor proposal. The scope, spending plan, permits, and timeline help establish the project. Do not assume you can do the financed work yourself.
3. Review the completed-home value and loan. The appraisal and approved plans help determine what can be financed.
4. Follow the approved renovation process. Funds, inspections, and contractor payments follow the program's requirements, rather than becoming unrestricted cash at closing.

The purchase and refinance guidelines do not automatically apply to renovation financing. We will confirm the current renovation option, contractor requirements, and repair limits for your property. Improvements do not guarantee a particular increase in value.

Play here

Watch: Buying and Renovating With a VA Loan

I explain how eligible buyers may combine a home purchase and approved improvements. We will review your project and the current renovation requirements before you move forward.

What to Know About Eligibility and Costs

Your Certificate of Eligibility (COE) confirms your VA home loan benefit and available entitlement. I can help request or review it. Loan approval also depends on the requirements for your particular product.

VA loans do not have monthly mortgage insurance, but a one-time VA funding fee may apply. The amount depends on the transaction, use of the benefit, and sometimes your down payment. Certain borrowers are exempt, including many receiving VA compensation for a service-connected disability. We will verify your exemption status rather than assume a fee applies.

A zero-down purchase can still involve appraisal charges, closing costs, prepaid insurance, and property tax reserves. Seller or lender credits may help when permitted. A VA appraisal evaluates value and minimum property requirements; a separate home inspection helps you understand the home's condition.

For official details, visit VA's eligibility guidance, entitlement and loan limits, and funding fee information.

Your VA Loan Questions, Answered