VA Guide
Are VA Loans Really Zero Down?
Yes — eligible veterans can buy with $0 down and no monthly mortgage insurance. Zero down is real; “zero cash to close” is not. Here is what that distinction means for your offer.
What “Zero Down” Actually Means
Eligible veterans can finance 100% of the purchase price — your cash still covers costs around the loan.
Ways to Lower Cash to Close
Zero down handles the purchase price. These moves often decide how much you bring on closing day.
- Negotiate seller-paid closing costs within VA concession limits
- Compare lender credits vs. a slightly higher rate
- Finance the VA funding fee into the loan (if not exempt)
- Use eligible gift funds for closing costs or prepaid items
- Ask us for a full cash-to-close worksheet before you offer
What You Still Need to Document
No down payment does not mean light paperwork.
- Certificate of Eligibility (COE) and remaining entitlement
- Primary-residence occupancy intent
- Source of earnest money and any gift funds
- Income, residual income, and credit that clear lender overlays
- VA appraisal and Minimum Property Requirements (MPRs)
Zero Down vs. Other Low-Down Options
When cash is tight, compare the full picture — not just the down payment line.
| Feature | VA | FHA | USDA |
|---|---|---|---|
| Min. down | $0 | 3.5% | $0 |
| Monthly MI | None | MIP | Annual guarantee fee |
| One-time fee | Funding fee (often financed) | UFMIP | Upfront guarantee fee |
| Eligibility | Service / COE | Credit + occupancy | Location + income limits |
Keep Exploring
Related guides to help you compare options and move toward pre-approval.
What Is the VA Funding Fee?
How the one-time fee works, typical percentages, and financing options.
Who Is Exempt from the Funding Fee?
Disability ratings, Purple Heart, and surviving-spouse waivers.
What Is a VA Loan?
How the VA guaranty, funding fee, and $0-down path work.
VA Loans Overview
Program details, funding fee calculator, and entitlement tools.
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Get Pre-Approved With $0 Down
Ryan & Steve will check your entitlement, funding fee (or exemption), and true cash to close — then get you pre-approved so you can shop with confidence.