Using Your VA Loan in New Braunfels

01

Confirm the financing before choosing the price range

Discuss your Certificate of Eligibility, credit and income documentation, remaining entitlement, and planned occupancy with the lender. Ask for a written payment estimate rather than using the preapproval ceiling as your target.

Eligible borrowers may buy without a down payment, subject to entitlement, lender requirements, and the property’s appraised value. VA-backed purchase loans do not require monthly mortgage insurance.

Sources: VA purchase loan eligibility and benefits

02

Ask for cash to close, not just a down-payment answer

Ask the lender to itemize the funding fee, any exemption, other closing charges, and prepaid items. The funding fee can be financed; on a purchase loan, other closing costs cannot simply be rolled into the VA loan.

Seller contributions are negotiable. VA distinguishes ordinary closing-cost credits from seller concessions, which have a 4% limit based on reasonable value. Have the lender classify each proposed contribution.

Sources: VA funding fee and closing costs

03

Keep the appraisal and inspection distinct

The VA appraisal addresses value and minimum property requirements. It does not replace a home inspection. Set the inspection schedule early enough to review findings and make contract decisions.

Ask your agent and lender to explain the VA escape clause before signing. If value or condition creates a problem, review the available options before assuming the transaction will close unchanged.

Sources: VA home-buying process

• When the VA appraisal is below the purchase price →

04

Check the New Braunfels address

Ask for property-specific tax and insurance estimates, HOA documents, utility information, and condition records. Screen the address using city floodplain information and FEMA maps; follow up on drainage questions during the inspection.

For a builder home, compare completion promises, inspection access, lender incentives, and the contract terms together. A quoted incentive should not replace the full cost comparison.

Sources: New Braunfels floodplain information · FEMA Flood Map Service Center

• New-construction buyer guidance →

05

Settle PCS occupancy with the lender

Give the lender your actual reporting and arrival dates and ask how your occupancy certification will work. For the detailed rule discussion, use the existing VA occupancy article and confirm how it applies to your file.

Pete can help with the property search and transaction questions. Your lender determines mortgage approval and explains the loan requirements for your circumstances.

• VA occupancy and PCS: detailed guide →
• Start a PCS home search →