If you have VA home loan benefits, you may be able to buy a home in Arlington with little to no money down. Still, terms like entitlement, funding fee, and VA appraisal can feel confusing when you just want to find the right house. You deserve clear, local guidance that respects your service and your budget. In this guide, you’ll learn how VA loans work in Texas, what to expect in Tarrant County, and the exact steps to get prequalified with confidence. Let’s dive in.
VA loan basics in Texas
A VA home loan is a mortgage backed by the U.S. Department of Veterans Affairs. The VA guarantees a portion of your loan to a private lender, which helps you get favorable terms. Many eligible buyers can purchase with no required down payment when the appraisal supports the price and you have sufficient entitlement. You also avoid private mortgage insurance.
You can use a VA loan to buy a single-family home, some condos, certain manufactured homes that meet VA standards, and even new construction in specific setups. Learn more on the VA’s overview of the program and benefits on the official VA home loans page.
- What makes VA loans attractive: competitive rates, no PMI, and flexible guidelines.
- What the VA is not: the VA is not the lender. You will work with a VA-approved lender who follows both VA and their own underwriting rules.
For a program overview, review the VA’s guidance on VA-backed purchase loans at the VA home loans site.
Who qualifies and how to get your COE
Eligibility is based on your service. Active duty, veterans, some Reserve and National Guard members, and certain surviving spouses may qualify. Your lender will need your Certificate of Eligibility (COE) to confirm your entitlement.
- How to get the COE: you can request it online or ask a VA-approved lender to retrieve it for you. See the VA’s eligibility and COE guidance on VA.gov for details.
- Typical documents: DD‑214 for veterans, a statement of service for active duty, and Reserve/National Guard records as applicable.
If you are not sure whether you qualify, start with the VA’s eligibility page and then speak with a local VA-approved lender to confirm.
Understanding entitlement and your buying power
Entitlement is the VA’s promise to your lender. It is the amount the VA will guarantee on your behalf. If you have full, restored entitlement, you are not limited by county loan limits for no-down-payment purchases. Your maximum price depends on the lender’s underwriting and the home’s appraised value.
If you have partial entitlement in use, such as when a prior VA loan remains open, you may need a down payment to cover the difference between the home price and your remaining entitlement. In practice for Tarrant County:
- If you sold your prior home and had entitlement restored, you can generally buy in Arlington with no down payment, assuming the appraisal and underwriting support the price.
- If you still have a VA loan outstanding, talk with your lender about how much entitlement remains and whether a down payment is needed.
For specific rules and examples, review the VA’s eligibility resources and discuss your COE with your lender.
Funding fee and what you’ll pay at closing
Most buyers pay a one-time VA funding fee that helps keep the program running. You can pay it at closing or finance it into your loan, depending on lender policies. The percentage varies based on whether it’s your first VA use or a subsequent use, your service type, and whether you make a down payment.
- Exemptions: Veterans receiving VA disability compensation and certain surviving spouses are exempt from the funding fee. See the VA’s funding fee and closing costs page for the current details and table.
- Other closing costs: You will still have typical costs like lender fees, title charges, and prepaid items such as taxes and insurance. Sellers are allowed to contribute to some of your closing costs under VA rules, and this is common in our market.
For a plain-language overview of closing costs, review the Consumer Financial Protection Bureau’s guide to closing costs.
Appraisals and inspections in Arlington
A VA appraisal is required on every VA purchase. It provides the VA’s opinion of market value and checks for Minimum Property Requirements that focus on safety, sanitation, and structural soundness. If the appraiser finds issues that do not meet MPRs, repairs will be required before closing in most cases. Read the VA’s explanation of appraisals and property requirements to understand what is evaluated.
A home inspection is not required by the VA, but it is strongly recommended. A licensed inspector evaluates the property’s condition in more detail, including the foundation, roof life, electrical, plumbing, HVAC, and more. The American Society of Home Inspectors offers guidance on what an inspection covers and why it matters.
Local insight for Tarrant County:
- Older homes in north Arlington and closer-in Fort Worth areas sometimes have items that trigger MPR repairs, like aging roofs or older electrical systems.
- Newer subdivisions often have fewer MPR items, though comparable sales can impact value if recent sales are limited.
- If the appraisal comes in below the contract price, you can renegotiate, bring cash to bridge the gap, request a reconsideration of value, or cancel if your contract allows.
Condos, manufactured homes, and new builds
- Condos: The project must be VA approved. Ask your lender to confirm the project early using the VA’s condo approval resources or the approved project list.
- Manufactured homes: VA will guarantee loans for manufactured homes that meet VA standards for construction, foundation, and occupancy. Expect more documentation and appraisal scrutiny.
- New construction: VA loans can work for new builds when the builder and lender understand the program’s requirements. Discuss the plan with your lender before you sign a construction contract.
You can start with the VA’s overview of condo loans and speak with your lender about approval status for a specific community.
Taxes, exemptions, and flood risk in Tarrant County
Texas property taxes are assessed locally, and Arlington buyers should plan for annual taxes as part of the monthly payment. Veterans can often lower their tax bill with exemptions.
- Veteran exemptions: Texas offers homestead and disabled veteran exemptions that can materially reduce your annual taxes. Apply through the Tarrant County Appraisal District. Review TCAD’s exemptions page and file after you take ownership.
- Flood zones: Parts of Tarrant County are in FEMA-designated flood zones. If a home is in a zone that requires flood insurance, your lender will require a policy to close. Check FEMA’s flood maps early when you are considering a property.
These two steps can save you money and headaches: verify exemptions soon after closing and assess flood risk during your option period.
Step-by-step: Get prequalified in Tarrant County
- Confirm eligibility and COE
- Visit the VA’s eligibility page or ask a VA-approved lender to pull your COE.
- Gather your documents
- DD‑214 or statement of service
- Recent pay stubs and W‑2s
- Bank statements and, if self-employed, two years of tax returns
- Photo ID and a list of debts
- Talk with VA-approved lenders
- Compare rates, fees, and VA experience in the DFW area.
- Ask about funding fee financing and how they handle repair escrows for VA-required items.
- Start the home search and verify property details
- If you are considering a condo, confirm VA project approval early.
- Check FEMA flood maps and local floodplain details.
- Once under contract, your lender orders the VA appraisal.
- Always order a home inspection
- The VA appraisal is not a substitute for a full inspection. Review the ASHI consumer resources to understand what to expect.
What to ask a VA lender
Use these questions to gauge experience and fit:
- How many VA loans have you closed in Tarrant County in the last 12 months?
- Do you allow the VA funding fee to be financed?
- What is your process for handling VA appraisal repair escrows when allowed?
- Can you help retrieve my COE if I do not have it yet?
Bring this starter checklist to your first call: COE or service documents, last 30 days of pay stubs, W‑2s for two years, bank statements, and your driver’s license.
Your next step
If you are ready to buy in Arlington or anywhere in southern DFW, you deserve a veteran-friendly team that makes the process clear and calm. Our locally rooted approach, strong lender relationships, and hands-on coordination keep your purchase moving forward with no surprises. Have questions about neighborhoods, new construction, or how to make a VA loan work for your goals? Reach out to the Krissy Mireles Team and let’s plan your path to homeownership.
Ready to get started? Let’s talk about your next move with Krissy Mireles.
FAQs
What is a VA home loan in Texas?
- A VA home loan is a mortgage backed by the U.S. Department of Veterans Affairs that helps you buy with favorable terms, often with no down payment when eligibility, appraisal, and underwriting align.
Can I buy in Arlington with no down payment using a VA loan?
- Yes, many eligible buyers with full entitlement can purchase with no down payment if the home appraises and your lender’s underwriting supports the price.
How does the VA funding fee work for Texas buyers?
- Most borrowers pay a one-time funding fee set by the VA that can be financed; veterans with VA disability compensation and certain surviving spouses are exempt.
What if the VA appraisal comes in low in Tarrant County?
- You can renegotiate, bring cash to cover the gap, request a reconsideration of value with better comps, or cancel if your contract allows.
Do I still need a home inspection with a VA loan?
- Yes, a professional inspection is strongly recommended because the VA appraisal does not replace a full condition review of the home.
Can I use a VA loan to buy a condo in Arlington?
- Yes, if the condominium project is VA approved; ask your lender to verify approval early in the process.
How do Texas veteran property tax exemptions work in Tarrant County?
- After you close, apply for homestead and any disabled veteran exemptions through the Tarrant County Appraisal District to reduce your annual property taxes.
Links and references:
- VA home loans overview and eligibility: https://www.va.gov/housing-assistance/home-loans/eligibility/
- VA funding fee and closing costs: https://www.va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/
- VA appraisals and property requirements: https://www.va.gov/housing-assistance/home-loans/inspection-and-appraisal/
- VA condo loan information: https://www.va.gov/housing-assistance/home-loans/loan-types/condo-loans/
- Consumer Financial Protection Bureau on closing costs: https://www.consumerfinance.gov/ask-cfpb/what-are-closing-costs-en-180/
- Texas Veterans Land Board: https://vlb.texas.gov/
- Tarrant County Appraisal District exemptions: https://www.tad.org/resources/exemptions/
- FEMA flood maps: https://www.fema.gov/flood-maps
- American Society of Home Inspectors consumer resources: https://www.homeinspector.org/consumers
