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VA Loans: Your Earned Homeownership Advantage
Your military service has earned you one of the nation's most powerful home loan benefits. At Edge Home Finance, we specialize in VA loans, and our expert team is dedicated to helping you understand and fully utilize your unique eligibility for a smooth path to homeownership.
Zero down payment; no need for a traditional down payment
No monthly mortgage insurance (PMI) required
Competitive rates often lower than conventional loans
Streamlined refinance with VA IRRRL and cash-out options
VA loans offer more flexible credit and underwriting guidelines compared to many conventional mortgages, making homeownership accessible to a wider range of qualified veterans and service members.
Mortgage Guides
Step-by-step buyer blueprints, rate cycle comparisons, and mortgage reference manuals.
How to Get Started
There are several ways to begin the loan process with Team Mullenix.
Zero Down Payment Advantage
Discover how your VA loan eliminates the need for a traditional down payment, making your dream of homeownership significantly more accessible and immediate. This benefit can save you tens of thousands of dollars in upfront costs, allowing you to move into your new home sooner without depleting your savings.
No Monthly Mortgage Insurance (PMI)
Benefit from substantial monthly savings as VA loans typically do not require costly Private Mortgage Insurance (PMI), which is often mandated on conventional loans with less than a 20% down payment, or on FHA loans for their entire term. Eliminating PMI can free up hundreds of dollars in your monthly budget.
Competitive Rates & Flexible Terms
Access some of the most favorable interest rates in the market, often lower than conventional loans, thanks to the government backing of VA loans. We offer adaptable loan terms, including fixed-rate options for predictable payments or adjustable-rate mortgages, designed exclusively to fit your financial comfort and long-term goals.
Streamlined Refinance Opportunities
Explore convenient VA IRRRL (Interest Rate Reduction Refinance Loan) for a simplified way to secure a lower interest rate or change your loan term on an existing VA loan. Additionally, our VA Cash-Out Refinance allows you to tap into your home's built-up equity to receive cash for debt consolidation, home improvements, or other financial needs.
Guidance on Eligibility & COE
Unsure about your VA loan eligibility or need assistance obtaining your Certificate of Eligibility (COE)? This crucial document verifies your service and entitlement. Our dedicated team at Edge Home Finance specializes in simplifying this process, helping you acquire your COE swiftly so you can move forward with confidence.
Financing for New Construction & Renovations
Learn how your hard-earned VA benefits can extend beyond purchasing an existing home. VA loans can also cover financing for the construction of a brand-new property, or support significant home improvements and renovations, helping you build or transform your ideal living space.
Flexible Credit & Underwriting
VA loans are known for offering more flexible credit and underwriting guidelines compared to many conventional mortgages. This means that even if your credit history isn't perfect, you may still qualify for favorable loan terms, making homeownership accessible to a wider range of qualified veterans and service members.
Texas Mortgage Program Comparison Matrix
Compare credit score minimums, down payment guidelines, loan limits, and mortgage insurance terms across Texas home financing options.
| Feature / Guideline | Conventional | FHA Loan | VA Loan | DSCR Investor |
|---|---|---|---|---|
| Minimum Down Payment | 3% to 5% (20% to avoid PMI) | 3.5% (with 580+ FICO) | 0% (Zero Down Payment) | 15% to 25% |
| Minimum Credit Score | 620 (720+ for best rates) | 580 (500 with 10% down) | No VA minimum (580-620 typical) | 640 to 680 |
| Maximum DTI Ratio | 43% to 45% (up to 50% automated) | 50% (with compensating factors) | 41% baseline (flexible with residual) | No personal DTI calculated |
| Mortgage Insurance | Private PMI (cancels at 20-22% equity) | UFMIP 1.75% + Monthly MIP | None (One-time funding fee only) | None required |
| 2026 Loan Limit (1-Unit) | $766,550 conforming baseline | $498,257 to $600k+ by county | No limit with full entitlement | Up to $2,500,000+ |
| Eligible Occupancy | Primary, 2nd home, investment | Owner-occupied primary only | Owner-occupied primary only | Non-owner investment only |
| Income Documentation | W-2s, tax returns, pay stubs | W-2s, tax returns, pay stubs | W-2s, LES, military COE | Property rental cash flow only |
| Wholesale Broker Speed | 14 to 21 days to clear to close | 14 to 21 days to clear to close | 14 to 21 days to clear to close | 14 to 21 days to clear to close |
Guidelines reflect standard Texas agency and wholesale underwriting thresholds as of 2026. Custom portfolio guidelines may vary based on compensating borrower factors.
Check Your EligibilityNeed help with your application? We're here to lend a hand
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100% Disabled Veteran Property Tax Exemption
Under Texas Tax Code Section 11.131, veterans with a 100% service-connected disability rating pay zero Texas property taxes on their primary homestead. Learn how this eliminates your monthly tax escrow requirement.
Stationed in or Relocating to San Antonio?
Read our dedicated San Antonio VA loan guide covering PCS military relocations to JBSA-Lackland, Fort Sam Houston, and Randolph AFB with local Texas property tax exemption resources.