Your service earned you one of the best home loan programs in America — 0% down, no private mortgage insurance, and competitive rates. Let us help you use it.
VA loans are exclusively available to eligible veterans, active-duty service members, National Guard and Reserve members, and surviving spouses — and they are by far the most powerful home loan benefit available to those who qualify. In San Antonio, where Joint Base San Antonio (JBSA) is one of the largest military installations in the country, Rodolfo works with VA buyers every day. He understands the Certificate of Eligibility process, how Texas property tax escrow affects VA loan calculations, and why some sellers hesitate on VA offers — and how to overcome that hesitation with a strong, well-structured package.
Eligible veterans, active-duty service members, National Guard/Reserve members with qualifying service, and surviving spouses. VA loans are ideal for primary residence purchases and certain refinances.
VA rates in Texas typically run 0.25–0.50% below comparable conventional rates. No PMI means substantial monthly savings versus FHA or conventional with PMI. The VA funding fee (if applicable) is rolled into the loan, not paid upfront.
21–35 days for a clean VA file. VA appraisals in Texas typically complete within 7–10 business days.
General guidelines — your specific situation may vary. Contact me for an exact assessment.
Active-duty service members with 90+ days continuous service
Veterans with 90+ days active duty service during wartime or 181+ days during peacetime
National Guard/Reserve with 6+ years service or 90+ days active duty
Surviving spouses of veterans who died in service or from service-connected disability
Must obtain Certificate of Eligibility (COE) — we handle this for you
Primary residence purchase only (VA does not fund investment properties)
From first conversation to keys in hand — here's what to expect.
Each Texas market is different. Here's how VA Loans works specifically in each area we serve.
The Rio Grande Valley has a proud military tradition, and many RGV veterans return home after service looking to buy. Th...
View RGV Details →San Antonio is the VA loan capital of Texas. With JBSA Fort Sam Houston, Lackland AFB, and Randolph AFB all in one metro...
View SA Details →Austin is a tough market for any buyer — and VA loans give veterans a significant edge. No down payment, no PMI, and com...
View ATX Details →Real questions I get asked all the time — answered directly.
Yes — VA entitlement can be restored and reused. If you sold your previous home and paid off the VA loan, your full entitlement is typically restored and you can purchase again with 0% down. If you still have an active VA loan, you may have remaining entitlement depending on your original loan amount. Rodolfo will pull your COE and walk through your specific entitlement situation before you start shopping.
Texas has no state income tax but some of the highest property tax rates in the country — averaging 1.6–2.5% of assessed value depending on county. In San Antonio, Bexar County's effective rate averages around 2.1%. This property tax is escrowed into your monthly payment and is counted in your DTI and residual income calculations. We always run your numbers with actual local tax rates — not national averages — so your pre-approval reflects your real payment.
The VA funding fee is a one-time fee paid to the VA to sustain the loan program. For a first-time VA purchase with 0% down, the fee is 2.15% of the loan amount. For subsequent use, it rises to 3.3%. The fee is typically rolled into the loan balance (not paid at closing). Crucially, veterans with a service-connected disability rating of 10% or greater are completely exempt — this is a significant benefit worth confirming before closing.
VA offers are as strong as the buyer and the lender behind them. Some sellers have experienced slow VA closings in the past and are cautious — but VA appraisals and closings are not inherently slower than conventional. With Rodolfo's VA experience, we structure your offer with a clean pre-approval, quick appraisal turnaround, and clear communication to listing agents. In most cases, a well-presented VA offer is fully competitive.
Yes, but the process has specific requirements. The builder must be VA-registered, the home must pass VA inspection and appraisal standards at each construction stage, and the property must be the veteran's primary residence. Builder-affiliated lenders often push buyers toward their own in-house financing — but you have the right to use your VA benefit with an independent lender. We work with VA new construction transactions in the San Antonio and Austin markets.
Pull your DD-214 and any disability rating documentation before starting your search
Confirm your disability rating exemption status early — it changes your cost calculation
Choose a real estate agent who has closed VA transactions — their familiarity matters
Do not accept a "VA loan takes too long" narrative — a clean file closes in 21–30 days
Ask your agent to communicate proactively with the listing agent about your VA pre-approval strength
Free consultation. I'll tell you exactly what you qualify for and what your real monthly payment will be. Pre-approval in 24 hours.
NMLS #2248652 · Licensed in Texas · Response in 24 hours or less