How do VA loans work in Houston?
Published September 30, 2026 · Last updated September 30, 2026 · Written by the Warens Financial Group education team
Reviewed by Franklin Warens, Mortgage Broker, NMLS #1249423 · Warens Financial Group, NMLS #2532048
A VA loan is a home loan guaranteed by the Department of Veterans Affairs for eligible veterans, service members, and some surviving spouses. In Houston that means buying with no down payment, no monthly mortgage insurance, and, with full entitlement, no loan limit.
Harris County is home to one of the largest veteran populations in the country, and the VA loan is one of the strongest buying benefits a veteran has. Here is how it works in 2026. Disponible en español; solo pregunte.
Who qualifies for a VA loan?
Veterans and active-duty service members who meet the VA's service requirements, plus some members of the National Guard and Reserves and some surviving spouses.
Eligibility is documented with a Certificate of Eligibility, which a lender can usually pull for you online in minutes. You still qualify for the loan itself the normal way, with credit, income, and the home's appraisal.
Source: U.S. Department of Veterans Affairs, VA home loan eligibility requirements (2026).
Is it really zero down?
Yes. With full entitlement, the VA loan requires no down payment at any price point you qualify for.
You can still choose to put money down. A down payment of 5% or more lowers the one-time funding fee, and 10% or more lowers it further. A loan officer can show you both versions side by side.
Is there a loan limit?
Not with full entitlement. Since 2020, federal law removed the loan limit for veterans with their full VA entitlement available.
If part of your entitlement is tied up in another VA loan, county limits apply to the remainder. Those limits track the conforming loan limits, which are $832,750 for a single-family home in Harris County in 2026. We explain how those limits work in the 2026 conforming loan limits.
Source: Blue Water Navy Vietnam Veterans Act of 2019, effective January 2020; FHFA conforming loan limit values for 2026, announced November 25, 2025.
What is the funding fee?
A one-time charge, set by the VA, that most borrowers roll into the loan. For a first use with no down payment it is 2.15% of the loan amount.
| Down payment | First use | Later use |
|---|---|---|
| Less than 5% | 2.15% | 3.30% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
Veterans receiving compensation for a service-connected disability, Purple Heart recipients on active duty, and some surviving spouses pay no funding fee at all.
Source: U.S. Department of Veterans Affairs funding fee rate charts, effective April 7, 2023 through November 14, 2031.
What about mortgage insurance?
There is none. VA loans have no monthly mortgage insurance, even with zero down.
That is the quiet advantage over FHA and low-down-payment conventional loans, where monthly insurance is part of the payment. On the same house, the VA payment is often the lowest of the three. See how the others compare in FHA vs conventional in Texas.
What can the seller pay for?
Your loan-related closing costs, plus concessions up to 4% of the home's value, under VA rules.
With Houston homes averaging 59 days on the market in August 2026 and more than a third of listings taking a price cut, sellers are saying yes to requests like this more often. The data is in our Houston market breakdown.
Source: VA Pamphlet 26-7, Lenders Handbook, chapter 8; Houston Association of Realtors MLS data, August 2026.
What is the next step?
A conversation about your service history, credit, and income, in English or Spanish. The Certificate of Eligibility usually takes minutes.
Warens Financial Group is a Houston mortgage broker, so we compare VA offers from multiple lenders for you. Read more on our VA loans page, or start the conversation below.
Frequently asked questions
- Is there a VA loan limit in Houston?
- Not if you have full entitlement. Since 2020, veterans with full entitlement can borrow above the conforming limit with no down payment, as long as they qualify for the payment. With partial entitlement, county loan limits still apply.
- Do VA loans have monthly mortgage insurance?
- No. VA loans have no monthly mortgage insurance at any down payment level. Most borrowers pay a one-time funding fee instead, and some veterans are exempt from it entirely.
- Can I use a VA loan more than once?
- Yes. The VA benefit is reusable. The funding fee is higher on later uses with less than 5% down, and a loan officer can check how much entitlement you have available.
- Can the seller pay my closing costs on a VA loan?
- Yes. VA rules allow the seller to pay your loan-related closing costs plus concessions up to 4% of the home's value. In a market where Houston homes are sitting longer, that is a real negotiating tool.
Talk to a licensed, bilingual Houston mortgage team.
Warens Financial Group is a Houston-based, bilingual (English/Spanish) mortgage brokerage licensed in Texas, Florida, and Indiana, offering FHA, VA, conventional, jumbo, and Non-QM, investor, and DSCR loan programs. Our team can review your credit, budget, and goals and explain the programs you may be eligible for, en inglés o en español. Pre-qualification is free, no-obligation, and not a commitment to lend.
Buying in Houston? Start with our Houston mortgage broker page, or see how buying a home with WFG works.
Disclaimer: This article is for general educational purposes only and is not financial or legal advice, a commitment to lend, or an offer of credit. VA program rules, entitlement, and funding fees are set by the Department of Veterans Affairs and can change, individual lenders may apply their own requirements, and approval depends on the full application. Warens Financial Group, NMLS #2532048. Equal Housing Opportunity. Warens Financial Group, NMLS #2532048. Franklin Warens, Mortgage Broker, NMLS #1249423. Equal Housing Opportunity.
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