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Enjoy the perks of a VA home loan

Discover how you can own your dream home
with a $0 down payment!

Get Started

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Families Helped

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Enjoy the perks of a VA home loan

Discover how you can own your dream home with a $0 down payment!

Book A Consultation

Enjoy the American Dream you serve to protect

Just as you’ve committed to serving in our armed forces, we want to show our gratitude by committing to serve you as you build your future through homeownership. Whether you’re active-duty or a retired veteran, you get access to advantageous VA loan programs, including options where you can own a home with zero money down.

Buying a home is one of the biggest investments you’ll ever make, which is why we help you make an informed decision so you don’t end up stretching yourself too thin. Start building wealth and creating lifelong memories with your family by owning a piece of the American Dream.

Enjoy the american dream you serve to protect

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

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Make smart financial decisions

Members of our armed forces get exclusive access to favorable VA loans. We’ll help you choose the right option to accomplish your financial goals.

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Maximize the value of your BAH

Whether you’re planning for retirement or you just want to lower your monthly expenses, we can help you lower your loan payments.

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Flexible with your schedule

Use the equity in your home to fund your next renovation or pay down high-interest debt before it snowballs out of control.

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Enjoy a fast and easy closing

Reduce the total amount of interest you owe and pay off your mortgage faster by shortening your loan term.

How to get a VA loan

Four simple steps, with a real person guiding you through each one.

Talk with us

Share your goals and timeline. We'll walk you through your options by phone, video, or in person.

Confirm your VA eligibility

We help you confirm your VA eligibility and review your finances, so you know your price range before you start shopping.

Find your home

Shop with your agent and make an offer. We keep your financing lined up as you go.

Appraise and close

We verify your documents and order the VA appraisal. Then you review your final numbers, sign, and get your keys.

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Common questions

VA home loan FAQs

How does a VA loan work?

A VA loan is a home loan made by a private lender and partially guaranteed by the U.S. Department of Veterans Affairs. That guarantee lets lenders offer terms such as no down payment for many borrowers and no monthly mortgage insurance. The process mirrors other loans. You confirm eligibility with a Certificate of Eligibility, get pre-approved, find a home, and then complete the VA appraisal and underwriting before closing.

Can I buy a home before a PCS move?

You can start the process before you arrive. Many service members get pre-approved ahead of a move, tour homes remotely or on a house-hunting trip, and close after orders are confirmed. Because VA loans require that you intend to occupy the home, lenders may ask about your orders and timeline, so share your plans early. Reach out, and our team will help you plan around your move.

Who is eligible for a VA loan?

Eligible borrowers include Veterans, active-duty service members, retired military, many National Guard and Reserve members, and certain surviving spouses. Service requirements depend on when and how long you served. For example, service members generally need at least 90 continuous days of active service, and Guard and Reserve members may qualify through qualifying active service or 6 creditable years. You also need to meet the lender's credit and income standards. Not sure if you qualify? Ask our team, and we'll help you find out.

How early should I start the home loan process before a PCS?

As early as you have an idea of your timeline. A pre-approval can be completed before you move, and it helps you understand your budget while you search. Many purchases take 30 days or more from contract to closing, so starting early reduces the risk of overlapping with your report date or a temporary stay.

How do I get a VA Certificate of Eligibility (COE)?

A Certificate of Eligibility (COE) confirms to lenders that you qualify for the VA loan benefit. You can request one through VA's online portal, by mail, or through your lender, who can often request it for you. Have your service information ready, such as a DD214 for Veterans or a statement of service for active-duty members.

Can I rent out my home after a PCS?

Many service members keep their home and rent it out after a PCS. With a VA loan, you must first occupy the home as your primary residence, but you can generally rent it out later. Consider the rent compared with your payment and costs, landlord insurance, and local rental rules. Also consider how a rental affects buying your next home.

Do VA loans require a down payment?

Many VA loans don't require a down payment, as long as the sales price doesn't exceed the appraised value. A down payment may be needed if you have reduced entitlement or the loan amount is above certain limits. A larger down payment can also lower the VA funding fee. Your loan officer can estimate what applies to you.

Can I buy a new home at my next duty station and keep my current home?

Possibly. You may be able to use remaining VA entitlement to buy again while keeping your current home, if you qualify based on income, credit, and available entitlement. Lenders may require a down payment depending on your remaining entitlement and the loan amount, and they will count your existing mortgage payment. A portion of rental income may help, depending on lender guidelines.

Do VA loans have mortgage insurance?

No. VA loans don't require monthly private mortgage insurance. Instead, most borrowers pay a one-time VA funding fee, which can be paid at closing or financed into the loan. Some borrowers, such as those who receive VA disability compensation, are exempt from the fee.

Does BAH count as income for a mortgage?

Often, yes. Many lenders treat Basic Allowance for Housing (BAH) as qualifying income when it is documented, such as on your Leave and Earnings Statement (LES). Lender guidelines vary, so ask your loan officer how BAH and your other military pay will be counted.

What is the VA funding fee and who is exempt?

The VA funding fee is a one-time charge that helps sustain the VA loan program. For a purchase loan with first-time use, the fee is 2.15% with less than 5% down, 1.5% with 5% or more down, and 1.25% with 10% or more down. For later use with less than 5% down, the fee is 3.3%, and an IRRRL fee is 0.5%. Borrowers who receive VA disability compensation, surviving spouses who receive DIC, and active-duty members with a Purple Heart are among those exempt. VA can change these rates, so confirm current amounts with your loan officer.

Can someone else sign for me at closing during a PCS?

Often yes, with planning. Many lenders and title companies can arrange remote or mobile notary closings, and some allow a power of attorney if the document meets lender and title requirements. Rules vary, so ask your loan officer early to confirm what your lender and title company accept.

Is there a limit on how much I can borrow with a VA loan?

For borrowers with full entitlement, VA doesn't set a maximum loan amount, and there have been no county loan limits since January 1, 2020. Your lender still sets its own limits, and you must qualify based on income, credit, and the appraised value. If you have reduced entitlement from a prior VA loan, county loan limits and a down payment may apply.

Will selling my home restore my VA entitlement?

Generally, yes. VA entitlement tied to a loan can be restored after the property is sold and the loan is repaid in full. If a buyer assumes your loan, your entitlement can be restored only if the buyer is an eligible Veteran who substitutes their own entitlement. Otherwise, it stays tied to the loan until it is repaid. Confirm your status with your lender.

Do I have to live in the home I buy with a VA loan?

Yes. VA loans are for a primary residence that you or an eligible dependent will occupy, and you'll certify your intent to live there. You can't use a VA loan for a vacation home or an investment property. If you later move, such as for a PCS, you may be able to keep the home and rent it out, so talk with your lender about your plans.

Can a buyer take over my VA loan?

Yes, VA loans are assumable with lender approval. The buyer must qualify with the servicer, and the funding fee for an assumption is 0.5%. Your VA entitlement may stay tied to the loan unless the buyer is an eligible Veteran who substitutes their own entitlement, so ask how an assumption would affect your future VA loan use.

Can I use my VA loan benefit more than once?

Yes. The VA home loan is a lifetime benefit. You may be able to use remaining entitlement to buy another home while keeping your current one, or restore entitlement after you sell or pay off a prior VA loan. As a rule of thumb, lenders want enough remaining entitlement to guaranty at least 25% of the new loan for a no-down-payment purchase. Otherwise, a down payment may be required. Later use can also mean a higher funding fee unless you're exempt.

Can the seller pay my closing costs with a VA loan?

Often yes. VA loans allow sellers to contribute toward certain buyer costs, but VA limits seller concessions, which are generally capped at 4% of the home's value in addition to customary closing costs. Your loan officer and agent can explain which costs qualify before you write an offer.

What is a VA IRRRL (VA streamline refinance)?

An Interest Rate Reduction Refinance Loan (IRRRL), often called a VA streamline refinance, lets eligible borrowers refinance an existing VA loan into a new VA loan with a lower interest rate or a more stable one. It typically requires less paperwork than a standard refinance, and the funding fee is 0.5%. The new loan must provide a tangible benefit, and waiting periods and other requirements apply.

Can I get cash out with a VA loan?

Yes. A VA cash-out refinance lets eligible borrowers replace an existing mortgage, including one that isn't a VA loan, with a new VA loan and take cash from their equity. VA allows loans up to 100% of the appraised value, though many lenders set a lower limit. The funding fee for first-time use is 2.15% unless you're exempt.

What credit score do I need for a VA loan?

VA doesn't set a minimum credit score. Individual lenders set their own standards and look at your overall profile, including credit history, income, debts, and assets. If you're unsure where you stand, a loan officer can review your credit and explain your options.

Free consultation

Let's find the right loan for your family

Whether you're buying a home, refinancing, or exploring non-QM and jumbo options, our team will walk through your goals and give you a clear plan.

Book Your Free Consultation

10,689

Families Helped

#1

Best of North Coast

18

Years as a Team

In-House

Operations

5-Star

Reviews

What People Are Saying About Us

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“

Working with Garrett and his team was an outstanding experience from start to finish. They were knowledgeable, professional, patient, and always available to answer my questions throughout the entire home buying process. They kept me informed every step of the way, explained everything clearly, and made what could have been a stressful experience feel smooth and manageable. I truly appreciated their honesty, responsiveness, and dedication to helping me secure the best loan for my new home. I highly recommend him to anyone looking for a trustworthy and reliable loan officer.

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Behnoosh N.
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Garrett was an awesome resource helping us along the way to finding our perfect home at the best price for us! He put in the extra effort to make sure we were competitive during offering, and that everything was on time for closing. I highly recommend!

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Melinda L.
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Garret was extremely knowledgeable and went above and beyond to support us with our home buying experience. He helped us move quickly to qualify and complete a short escrow on time. With the help of Garrett and his team, we were able to beat out an all cash offer on the home we wanted and get our loan approved quickly at a competitive rate. I would definitely recommend him to other friends and family looking for a lender.

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Amy Z.
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I cannot thank this team enough for all of their hard work and effort to make this happen for me. It was a pleasure working with each team member because they were professional, Efficient and considerate of my time. Garrett was patient and spent so much time explaining things to me in a way that I would understand. He answered all of my questions no matter how big or small. Sam is an absolute blessing, I’m so grateful to have met him. I can go on and on about this team and how amazing they were to me but I truly cannot thank them enough for all that they’ve done for me.

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Stacy M.
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The team was amazing to work with. Professionalism, transparency, and an extreme sense of urgency to do what needs to get done on time. They also have a great portal to upload all necessary documentation to help maintain data security. If I had more stars I would score the company higher. They helped us purchase a dream second home, and we couldn't be happier. I've worked with many other lenders in past, and these people are by far the best! I won't think twice before working with them again.

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Imtiaz H.
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Working with this team is a dream. The process is very easy and very well-explained. The follow-up is prompt and polite. It seems that the process is over before you know it. I HIGHLY RECOMMEND THEM!!!

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Robert M.
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From the beginning to the end of our escrow, everyone on the team was absolutely amazing! In our previous home purchase, we had a horrible experience with our lender and were very apprehensive going forward. But everyone we worked with was professional, helpful, and always available! We felt supported every step of the way and everyone was just so kind and easy to work with! I would HIGHLY recommend this team to anyone going forward!!! We couldn't be more happy!

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Kelli M.
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The team is absolutely fantastic! I would highly recommend them for both a new purchase and a refinance, I have done both with them. They are extremely attentive and kept me updated every step of the way, whether is was from cool video emails to responding to my evening questions. They got me a fantastic rate and made the process very painless, both times!

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Tyler M.
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I worked with this mortgage company to get a loan done quickly. I was closing on a foreclosure from a reverse mortgage. They got things done on time, they communicated perfectly through the process, they took away stress and worry for me. A+ highly recommend using them to make a stressful time/buying a home easier.

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Justin G.
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My mortgage was not the normal garden variety. The team did an amazing job. The process was fast, clean and easy. Immediate response to any question/concerns. I could not be happier in their performance. Thanks everyone.

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