Shannon Kaufman – WeVett

VA Loan Limits for 2026 and What They Mean for Buyers

Shannon Kaufman — Wed, 26 Nov 2025 19:07:19 +0000

The end of the year has (almost) arrived, and military and veterans alike are waiting with bated breath for those crucial end-of-year announcements – paychecks, loan limits, BAH rates. And after a very uncertain last two months, it is a relief to finally begin to plan for the future again.

Our first announcement on this list: The Federal Housing Finance Agency (FHFA) has finally released VA loan limits for 2026. If you’re planning on buying a home next year, new loan limits might adjust your VA buying power.

So, the question of the hour: Will loan limits increase in 2026?

How Do VA Loan Limits Work?

First, let’s get familiar with loan limits and why they matter.

Loan limits are the maximum amount a lender will lend to you without needing a down payment. Although this was not the case prior to 2020, loan limits now only apply to buyers with partial entitlement. That means it’s specifically for those who have already used their VA loan once, and that the VA loan is still active or not yet paid off.

Loan limits come into play when you are seeking a subsequent use VA loan (i.e. a second VA loan). The FHFA then sets limits based on the amount of entitlement already used with that first loan. If you have questions on how much entitlement you have, your Certificate of Eligibility (COE) will be a key piece in helping you and your lender determine how much home you can buy at 0% down.

We’ll walk you through the basic math for determining your entitlement, but if you want the easy button option, reach out to our VA loan team for help.

How to Calculate VA Loan Remaining Entitlement

Here’s the quick-and-dirty formula for calculating your remaining VA loan entitlement if you have an outstanding VA loan. (If you have more than one outstanding VA loan, we suggest going straight to a VA specialized lender calculate your remaining entitlement.)

Step One:
Identify the amount of entitlement already charged.

Entitlement Charged = 25 percent of the original loan amount that is still active
(If a prior VA loan is paid off and entitlement restored, that portion becomes zero.)

Step Two:
Determine maximum entitlement available in the target county.

Max Entitlement in County = County Conforming Loan Limit × 0.25

Step Three:
Remaining Entitlement Formula

Remaining Entitlement = Max Entitlement in County − Entitlement Charged

Step Four:
Maximum No-Down-Payment Purchase Power

This circles back because VA guarantees 25 percent of the loan.

Max Zero Down VA Loan Amount = Remaining Entitlement × 4

Remaining Entitlement Formula
Remaining Entitlement = 0.25 × (County Loan Limit − Existing VA Loan Balance)

Here’s the formula in practice:

Let’s say you want to buy a house in an area with a County Loan Limit (CLL) of $806,500, and you’ve used $50,000 of your entitlement on an existing loan.

$806,500 (CLL) x 0.25 = $201,625
Remaining entitlement: $201,625 – $50,000 = $151,642
Maximum zero-down loan: $151,642 x 4 = $606,568

This means you could get a loan for $606,568 with zero down, based on the remaining entitlement.

Since loan limits are determined by county, you have to find out your county limit before calculating your max entitlement.

As a reminder, if you are using a VA loan for the first time or have no current loans, there’s no loan limit.

Find out more about understanding your entitlement and COE at VA.gov.

VA Loan Limits for 2026

As it turns out, life just keeps getting more expensive – which means loan limits have to adjust annually to reflect rising (or falling) home prices.

Let’s take a quick look back at last year for comparison. In 2025, for most areas in the United States, the conforming loan limit values for one-unit properties were $806,500, increasing 5.2 percent from 2024, according to the FHFA.

However, some high-cost areas (such as Alaska, Hawaii, Guam, and the U.S. Virgin Islands) may have a higher application loan limit compared to the baseline limit. In areas designated “high-cost counties,” limits can be as high as $1,209,750 (150% of the baseline limit).

Find information about previous loan limits in our 2025 loan limit changes video.

What are the VA loan limits in 2026 for my county?

Alright, now that you are sufficiently learned on all things loan limits, here is what you’ve been scrolling through this article for…

We have compiled a database of all the adjusted loan limits for 2026 by county. You can search using your zip or city (and if you peek at California and Hawaii’s loan limits, we promise we won’t tell). Check out the calculator below!

VA Loan Limits for 2026

Still unsure about how VA loan limits work or how they may apply to you? Check out our resources, or contact one of our va loan experts today.

Why Home Closings Get Delayed

Shannon Kaufman — Mon, 25 Nov 2024 20:16:30 +0000

Buying a home is an exciting process, but when your closing date gets delayed…a single phone call can quickly ramp stress levels up from 0 to 50.

Best case, a delayed closing is a minor inconvenience. Worst case, you planned to move in that day and are now stranded with dogs, kids, moving vans and no house to put them all in.

Unfortunately, closing delays are very common, but understanding the reasons behind these delays can help you prepare for and navigate the challenges if the worst does happen to you.

Here are some of the top reasons a home closing might get delayed:

1. Issues with Financing

One of the most common reasons for a delay is last-minute financing issues.

Your lender will conduct a thorough review of your finances, credit score, employment history, and debt-to-income ratio before giving final approval. Any red flags, like a change in employment or a significant financial transaction, can cause delays.

There are multiple people involved behind the scenes working to get your loan and documents prepared – loan officer, loan processor, underwriter, appraiser, title company – just to name a few. Because so many parties are involved, minor details can often take awhile to get sorted through.

2. Title Problems

Title issues, such as unpaid property taxes, outstanding liens, or boundary disputes, can also hold up a closing. These need to be cleared before the transaction can proceed, which might involve additional paperwork, research, or legal work to ensure a “clean” title.

3. Appraisal Challenges

Your lender will require an appraisal to ensure the home’s value matches the loan amount.

If the appraisal comes back lower than expected, there are a few options. You and the seller can negotiate a mutually acceptable price, which could include lowering the sale’s price, requesting repairs, or offering concessions.

If it is a VA Home Loan, you can also take advantage of the Tidewater Initiative and Reconsideration of Value to try and challenge the appraisal.

If all else fails, you can use the VA escape clause to walk away.

4. Home Inspection Issues

Home inspections sometimes reveal repairs or issues that need to be addressed before the sale. If significant repairs are required, it may lead to further negotiations with you and the seller, especially if contractors are needed to resolve these issues before the sale can proceed.

5. Document and Scheduling Delays

With so many people involved—lenders, real estate agents, inspectors, attorneys, and title companies—scheduling conflicts and delayed documentation may occur. Errors on closing documents or last-minute changes can also slow down the process, as every document must be checked and signed before closing.

That is why it is important to submit all of your documents early in the process!

How to Avoid Closing Delays

While one party can’t control every aspect of the process (even though we wish we could!) being proactive and having open communication with everyone involved can help.

For buyers, it’s crucial to avoid any significant financial changes such as purchasing a car or opening a new credit card. Make sure you stay in close contact with your lender, and be prepared for potential inspection or appraisal negotiations.

Sellers can help by ensuring the property is ready for inspection and by being responsive to requests. Working with an experienced WeVett agent can also help smooth out potential roadblocks.

One final note for all the stressed home buyers and sellers out there.

Everyone is human and mistakes can be made, even by professionals. Kindness during a trying time can go a long way.

Take a deep breath and remind yourself that at the end of the day, no one in the history of the world has died from a delayed closing, and this too shall pass no matter how frustrating it feels in the moment.

Hang in there!

Pros and Cons of Buying a Home in the Military

Shannon Kaufman — Fri, 08 Mar 2024 19:28:40 +0000

You already raised your right hand and made the long-term commitment of military service. Are you ready for another commitment? Next step, buying a home while on active duty.

Every situation is different and there is no one-size-fits-all answer to the question, “Should I buy a house while in the military?” There are a few ground rules though that you can establish to help make the decision more clear.

Should you buy a home in the military?

Purchasing a home is one of the largest investments you will likely make over the course of your life. Approach the decision with caution, especially knowing the level of uncertainty the military lifestyle throws into the equation.

Let’s start with your most obvious questions first:

Environment

Will buying a home provide the best available environment for you and your family at your new assignment?

To answer this question, you will need to flex your research muscles. What housing is available to you at your new assignment?

There are usually four options to consider:

On-Base Government-Owned Rental
On-Base Privately-Owned Rental
Off-Base Privately-Owned Rental
Off-Base House Purchase

Not every location is the best place to buy. Some assignments have excellent, readily available on-base options that check almost all the boxes for military families. Other locations have limited on-base options and the quality is lacking.

Sometimes, the areas around the military installation are not the most appealing for family life, yet other locations have bustling neighborhoods within a short commute.

Every single spot is different, so get insider knowledge before writing off one housing option or another.

Here are a few resources you can use to tackle this initial research phase:

Crime: https://spotcrime.com/
Schools: https://www.greatschools.org/
Commute: https://commutetimemap.com/
Facebook Groups: Join the official spouse group and official military installation group
Local Realtor Insight: Get connected with a local Realtor to ask initial fact finding questions (WeVett Realty can link you up with a military friendly agent)
Rental Sites: Trulia, HotPads, Realtor.com, Zillow, Homes.com, Rent.com, Apartments.com, Military By Owner
Purchase Sites: Realtor.com, Zillow, Military by Owner

Finances

Can you purchase a home and see financial gains or, at a minimum, no financial loss?

Finances will (and should!) play a big part in the home buying decision. The costs associated with both renting a home and buying a home can be formidable and going in blind is a recipe for long-term financial stress.

First, figure out your Basic Housing Allowance (BAH). Here’s a handy BAH Calculator that will tell you how much you’ll be awarded at your next assignment.

Typically your on-base, government housing options are going to cost the same as your BAH rate. Privately-owned rentals near military installations will often track BAH rates as well and rental costs will be close to your monthly allowance.

Sometimes though you can find rentals that are less than your BAH and you will be able to pocket the extra. Just don’t forget to account for utilities (water, electricity, gas, trash, etc.) if they are not included in your rent cost.

If you buy a home, make sure you calculate your monthly mortgage payment and utility costs and compare with your BAH rate.

Second, how long are you going to be stationed in this location? If it is less than three years and you don’t intend to turn your home into a long-term rental, then it is usually not a good idea to buy a house.

Our Buy vs Rent Classroom series dives into this much deeper, but the gist of it is, you could end up underwater on your home if you go to sell too soon. You won’t have enough time to recoup your purchase costs and could end up having to bring money to the closing table.

Process

Will the process of buying, selling and/or renting be a huge burden or only a minor inconvenience?

Buying a home can be a process. Don’t underestimate the time and thought it takes to search for and close on a home. If you are in a complicated transition period – deployment, career change, family circumstances, etc. – make sure there is someone with the capacity to take on the communication and execution needs of a home purchase.

A typical home purchase takes about 30 days to complete. This excludes the time it takes to gather your purchase team together, secure financing and find a home. If you’re on a short timeline, you will need to move quickly to manage a door-to-door move.

Selling a home is also a process. Once again, make sure you have a point person willing to take on the cleaning, staging, listing and contract stages of getting the home sold.

If you choose to rent out the home when you PCS next, you will need to either find a property management company to take care of the property and manage leasing and tenants while you are gone, or you will have to take on the tasks of managing your property, finding tenants, etc. from afar.

Importance

How important is owning a home to you?

For some people, all the challenges above are negligible. The importance of owning their home outweighs the risks– and that is okay! As long as you go in knowing what you are getting into, then you’ll walk away happy with the result.

If owning a home is important to you, someday, but it’s not the right time or situation this time around – that is okay too. Renting does not have to be permanent. There will be a time in the future when the stars align and you are ready to make the leap.

Pros and Cons of Buying a House in the Military

Pros	Cons
Total Customization	Upfront Costs
Build Equity	Responsibilities when PCSING
Tax Breaks	Maintenance and Repairs
Potential Passive Income
VA Home Loans

The Pros

Total Customization

When you buy a home, it is 100% yours. Want to rip out a wall? Go ahead. Plan to lay brick pavers in the backyard? Go for it! You are the one calling the shots for your property, and unless you are building new structures that need city approval or you have a strict HOA, then the only thing holding you back is your own creativity and budget.

In most cases, renting a home doesn’t give you that flexibility. If you have a lenient landlord, you might be able to paint a wall or plant flowers, but in general, the changes you can make are minimal.

Owning a home in the military gives you the chance to make your PCS location feel more like home.

Build Equity

Building equity is huge for your long term financial future. Paying down your mortgage helps you to build equity, and if you are fortunate, your home might also appreciate in value. The more equity you’ve built, the more money you will walk away with whenever you decide to sell your home!

One of our goals at WeVett is to help you have a paid for or nearly paid for home by the time you leave military service. One of the ways you can accomplish this is by first making the right housing decisions at each assignment and second, working to build up that equity each time you decide to buy.

Many times renting can be the right answer, financially, for the short-term or for specific assignments. Renting, however, will never build you equity.

Tax Breaks

Homeowners can save money during tax season for owning a home in the military! Certain homeowner expenses can be deducted when filing taxes – mortgage interest, discount points, property taxes, home improvements, capital gains, etc.

Granted, renters do not pay certain fees and taxes, like property tax, but they also don’t receive any housing tax breaks either.

Potential Passive Income

If creating a rental portfolio is of interest to you, buying a home is the first step in that process. Many military families create a steady stream of passive income by making wise home purchases (based on the rental market and demand) that they turn into long or short term rentals after they PCS.

The key here is researching the rental market before buying your house. Buying a home and just assuming it can be a rental is the absolute wrong way to go about creating passive income. If done incorrectly, you could end up with a vacant property and paying a mortgage for a home you don’t live in.

Our Sell vs Rent Classroom series gives you a step-by-step analysis of how to analyze a home as a potential rental. Check it out before deciding whether or not becoming a landlord is the right path for you.

VA Home Loans

A major advantage of buying a home in the military is access to the VA loan. Backed by Veterans’ Affairs, the VA loan offers military huge savings for home purchases, such as no down payment, no private mortgage insurance, and lower interest rates than traditional home loans.

Access to this benefit alone can often mean the difference between renting and buying a house for many people. If you want to compare your options with the VA loan in mind, we offer free consultations to walk through whether your situation is best for buying or renting. Contact our team here.

The Cons

Upfront Costs

It usually costs more money upfront to buy a home than it does to rent a home. Your mortgage payment can often be cheaper than monthly rent, but the initial closing costs of a home purchase will usually be 2%-5% of the purchase price of the house.

On a $300,000 home, that might end up anywhere from $6,000 to $15,000. That also excludes any down payment requirements on the loan.

In comparison, rentals only require a security deposit, pet deposit, and potentially 1-2 months of rent payment upfront – far more affordable than a down payment!

Responsibilities when PCSing

Owning a home in the military becomes more complicated when it is time to PCS. Making the sell vs rent decision, packing, prepping your home, listing or leasing, and following through on the sales or management contract all get added on top of your typical PCS process.

If you are in a rental, your only responsibility is packing, cleaning and closing out any other requests from the landlord.

Maintenance and Repairs

If you are renting a home and the dishwasher starts leaking, you have the luxury of picking up the phone and calling your landlord – on their dime. If you own the home…well…better get to work, or call the repairman!

Many home experts say you should expect to pay 1-4% of the purchase price each year on maintenance and repairs. For this very reason it’s extremely important to check the major systems and structure of the home (HVAC, roof, windows, siding) before you make the purchase. The last thing you want is to have an unforeseen major issue deplete your savings!

Buying a house while on active duty can be a blessing and will often make your duty station truly feel like home.

Ask the right questions, weigh the pros and cons, and if the time is right, we would be happy to help you make that homeownership goal a reality!

Get started on the process with us: www.wevett.com/getstarted

2024 BAH Rates are Here!

Shannon Kaufman — Thu, 14 Dec 2023 22:20:04 +0000

BAH Rates 2024

The 2024 BAH rates are here – with an average increase of $5.4%!

It’s that time of year again. A new year means new Basic Allowance for Housing rates (BAH). Luckily for those of us in uniform, military BAH was increased by an average of 5.4% across the U.S. today!

5.4% might seem low compared to last year’s 12.1% BAH increase, but we will take what we can get!

BAH is meant to cover 95% of the service member’s military housing cost. The rates are based on housing research and marketing analysis conducted by the DoD.

Calculate your 2024 BAH Rate

Use the 2024 BAH calculator to find out your rates for next year!

The BAH calculator provides the official amounts for 2024 directly from the DoD.

Don’t forget, BAH rates vary with whether or not you have dependents. Also, if the BAH in your local area decreased, you will remain locked into the BAH you had originally. This is called BAH protection.

Here are a few BAH rates from 2023 compared to the rates for 2024 for an O-2 without dependents:

Military Installation	2023	2024
Vandenberg AFB, CA	$2,748	$3,069
Columbus AFB, MS	$1,146	$1,281
Hanscom AFB, MA	$3,324	$3,816
Grand Forks AFB, ND	$1,371	$1,455

You can always use the BAH calculator for 2024 as you are thinking about PCS locations for next summer, and of course, reach out if you need any home loan or real estate help during your next military move!

Should I Work with a Real Estate Agent?

Shannon Kaufman — Thu, 07 Dec 2023 21:56:50 +0000

If you are thinking about buying or selling a home, you are probably weighing the pros versus cons of using a real estate agent. The cost of homeownership can be high, do you really want to pay a realtor commission too? Is it worth it to use a real estate agent?

The short answer is: YES!

Here is a short list of seven reasons why using a real estate agent to buy or sell your home is totally worth it.

1. Access to all of the home listing databases.

Using online search engines to look for homes or scrolling your favorite real estate phone apps from multiple states away will only get you so far! Real estate agents have access to multiple databases that talk to each other allowing you to see the most up-to-date listings.

2. A hired tour guide.

Real estate agents are there to help you with the buying or selling process from start to finish. They understand the forms, reports, disclosures, and other legal and financial documents that are required to process sales. No need to add additional stress trying to figure that out by yourself!

3. Objective information.

Realtors are trained to have an unbiased eye when it comes to real estate. In fact, they are legally required to give unbiased, fact-based information without “steering” their clients towards or away from homes or neighborhoods.They will help you meet your buying goals without busting your budget and provide you all the best local knowledge at your new PCS location!

4. Make more money selling your home.

Statistically, agents help homes sell for more versus those “For Sale by Owner.” 2022 data from the National Association of Realtors show that FSBO homes sold at a median of $225,000 last year, significantly lower than the median of agent-assisted homes at $330,000. If your agent charges a 6% commission, but you sell for 23% less, you are giving up 17% in value!

5. Walking Rolodexes.

If this is your first time going through the home buying process, it can get tricky. Unexpected things often pop up. Real estate agents have a long list of contacts for anything you may need. Looking for a lawyer at midnight? Are you suddenly in a termite crisis? The kitchen sink is leaking? Your agent will have tried and true recommendations to call.

6. Selling a home vs. Marketing it.

Homes do not just sell themselves. You will not sell a home by listing it on a website and leaving it there. Homes need to be marketed! Your real estate agent will be able to get the home listed on the best websites, market its eye-catching qualities, and share the house in their regular networks. Make sure your home gets the visibility it needs!

7. Local Experience.

Even if you have lived in a city your entire life, knowing the nuances of a real estate market are extremely complex if you are not actively engaged in it on a daily basis. As a military home buyer, it is impossible to have that insight from afar.

Building a relationship with a local expert can provide a wealth of benefits. Everything from explaining traffic patterns, recommending local restaurants and highlighting little known city traditions to explaining the real estate negotiation landscape, bringing off-market properties to your attention or sharing crucial information about city growth that might affect future home prices.

In today’s digital world, it can be very tempting to downplay the part a real estate agent plays in the home buying and selling process. Why find a property with an agent when you can search it on Zillow? (Fun fact, all of the information found on Zillow is provided by your local real estate agents!)

We believe though that there is still a huge amount of value in working with a real estate agent who is an expert in their field, especially if you are in the military and purchasing or selling from afar. Not only will your experience be smoother, but you might even develop a friendship that will outlast the close of your home sale.

If you are looking for a military-friendly real estate agent in your area and don’t know where to start, our sister company, WeVett Realty specializes in finding high quality, military-specialized real estate agents all over the country. Fill out a form on their website or give them a call to get started.

Property Tax Exemptions

Shannon Kaufman — Tue, 05 Dec 2023 19:45:14 +0000

If you are a disabled veteran, you may save money each year due to veteran’s property tax exemptions. The money saved annually depends on the disability rating and the state you live in!

Below is a short description of each state’s property tax exemptions available to eligible veterans. To verify your eligibility, you should contact your local municipal tax assessor’s office for any localized exemptions.

Alabama	Disabled Veterans can receive full property tax exemption if they are 100% disabled or are over the age of 65.
Alaska	Veterans with a disability rating of 50% or more may receive a property tax exemption up to the first $150,000 of the assessed value of their primary residence.
Arizona	Permanently disabled Veterans may qualify for a property tax exemption of up to $4,188 on their primary residence if they are permanent state residents.
Arkansas	100% disabled Veterans or Veterans who have lost a limb, use of a limb, are totally blind in one eye, can receive full property tax exemption.
California	Veterans with a 100% disability rating, or who are compensated at the 100% rate due to unemployability, may qualify for a property tax exemption up to $161,083.
Colorado	Veterans with a 100% disability rating may receive a property tax exemption of 50% of the first $200,000 of the full value of their primary residence
Connecticut	Disabled Veterans with a minimum disability rating of 75% may receive a property tax exemption of $3,000 from the total assessed value of their property. Disabled Veterans with a disability rating of 10%-75% are eligible for a $1,500 deduction.
Delaware	Veterans with a 100% disability rating and who have held residency for at least 3 years may be eligible for a tax credit against 100% of non-vocational school district property tax
Florida	Resident Veterans with a 100% disability rating may receive a full property tax exemption. Veterans with at least a 10% disability rating are entitled to a $5,000 deduction on the assessment of their home for tax purposes.
Georgia	Disabled Veterans with a 100% disability rating may receive a property tax exemption of up to $50,000 plus an additional sum from paying property taxes for county, municipal, and school purposes, depending on a fluctuating index rate set by the U.S. Secretary of Veterans Affairs. The current amount for 2023 is $98,492.
Hawaii	Disabled Veterans may receive a full property tax exemption on their primary residence if the Veteran is 100% disabled as a result of service, but exemption varies by county.
Idaho	Veterans with a 100% disability rating who permanently reside in the state,, or who receive 100% compensation due to unemployability, may reduce their property taxes by $1,500.
Illinois	Veterans and surviving spouses may qualify for a property tax exemption. Eligibility and exemption amounts can vary depending on disability rating.
Indiana	Veterans who served in WWII, Korea, Vietnam, or the Gulf War, received an honorable discharge, and have a disability rating of at least 10% qualify for a property tax exemption of $24,960 from the assessed value.
Iowa	Veterans with a 100% disability rating from service-connected causes qualify for a full property tax exemption. Property must be less than 40 acres in rural area or less than ½ acre in urban areas.
Kansas	Veterans born before Jan. 1, 1967 who are 50% or more disabled may receive a property tax exemption on their primary residence. The maximum refund is $700.
Kentucky	Veterans who are at least 65 years old or totally disabled as a result of military service may receive a property tax exemption of up to $46,350 for their primary residence. This changes annually for inflation.
Louisiana	Veterans who have a 100% service-connected disability rating or a 100% unemployability rating from the VA may receive a full parish property tax exemption. Veterans with less than 10% may be eligible for up to $120,000 exemption.
Maine	Veterans who are at least 62 years old or have a disability rating of 100% may qualify for a property tax exemption up to $6,000.
Maryland	A Veteran who is 100% disabled as a result of service may qualify for a full property tax exemption on their primary property.
Massachusetts	Veterans who have at least a 10% disability rating, lived in the state for six months prior to enlisting, OR lived in the state for five consecutive years may receive a property tax exemption. The exemption varies based on disability rating and medical conditions.
Michigan	Veterans who are 100% disabled from service may qualify for a full property tax exemption on their primary residence.
Minnesota	Veterans who have at least a 70% disability rating may receive a property tax exemption of up to $150,000. 100% disabled Veterans can qualify for a higher exemption up to $300,000.
Mississippi	Any honorably discharged Veteran with a service-connected 100% disability is exempt from all property taxes on the assessed value of homestead property.
Missouri	Veterans and former Prisoners of War who have a 100% disability rating in Missouri may receive a credit up to $1,100 for property taxes on their primary residence.
Montana	Veterans and their spouses may receive a property tax exemption on their primary residence if the Veteran has a 100% disability rating
Nebraska	Veterans with a 100% disability rating may receive a property tax exemption on their home.
Nevada	A disabled Veteran may receive a property tax exemption of up to $30,800 of the assessed value of their primary residence if the Veteran is 100% disabled as a result of service. Veterans 60-90% disabled also recieve partial reductions.
New Hampshire	Veterans that are 100% disabled may receive a full property tax exemption on their primary residence and a tax credit of $701, but taxing authorities may increase this up to $4,000.
New Jersey	A disabled Veteran may receive an annual tax exemption on their primary residence if they are 100% totally and permanently disabled during active duty service.
New Mexico	Veterans with a 100% disability rating will receive a full exemption if their property is occupied by the disabled Veteran and is their primary place of residence.
New York	There are three different property tax exemptions that Veterans may qualify for in New York. Exemptions apply to county, city, town and village taxes.
North Carolina	Veterans who either are 100% disabled or receive benefits for specially adapted housing under 38 U.S.C. 2101 can receive a property tax exemption of up to the first $45,000 of the appraised value of their primary residence.
North Dakota	A disabled Veteran in with at least a 50% disability rating is eligible for tax reductions of up to $8,100.
Ohio	100% disabled Veterans may qualify for a property tax exemption on up to $50,000 of the market value of their primary residence.
Oklahoma	An honorably discharged Veteran who is 100% disabled is fully exempt from paying ad valorem taxes on their primary residence.
Oregon	Disabled Veterans may receive a property tax exemption if the Veteran has a 40% or more disability rating. The Veteran must own and live on the homestead property.
Pennsylvania	Veterans may be fully exempt from property taxes on their primary residence if the Veteran has a disability rating of 100% due to service-related causes.
Rhode Island	Disabled Veterans may receive a property tax exemption on their primary residence. Exemption amounts vary by county, the property value, and the exemption category the Veteran falls into.
South Carolina	Veterans determined totally or permanently disabled from wartime may receive a property tax exemption on their home and land up to five acres. SC also provides a property tax exemption on up to two vehicles for 100% disabled Veterans.
South Dakota	Permanently disabled Veterans may qualify for a property tax exemption up to $150,000 on their home in South Dakota.
Tennessee	The Veteran must be rated permanently and totally disabled on or before Dec. 31, 2022, occupy the home as their primary residence and complete a 2022 F-16. The maximum market value the tax relief is calculated on is $175,000.
Texas	Veterans with a 100% disability rating are fully exempt from property taxes. 70-99% may receive a $12,000 exemption from their property’s taxable value. 50%-69% may receive a $10,000 reduction from the property’s value. 30-49% may receive a $7,500 exemption from the property’s value. 10-29% may receive a $5,000 exemption from the property’s value.
Utah	Veterans with a service-connected disability rating of at least 10% may qualify for a property tax abatement. The specific reduction is determined by the Veteran’s disability rating with a maximum exemption amount of $275,699 for 100% service-connected disability
Vermont	Veterans with a disability rating of at least 50% may qualify for a property tax exemption on their primary residence.
Virginia	Permanently and totally disabled Veterans may qualify for a full property tax exemption on their primary residence.
Washington	Property tax relief is provided for Veterans that have a disability rating of 80% or higher. The relief amount is based on income, the value of the residence and the local levy rates.
West Virginia	Veterans over the age of 65 and who are permanently disabled as a result of service are exempt from paying taxes on the first $20,000 of assessed value on their primary residence.
Wisconsin	Wisconsin provides a property tax credit for Veterans with a 100% disability rating who have lived in the state for at least five years.
Wyoming	Disabled Veterans are eligible for a property tax exemption of $3,000 of the assessed value of their primary residence.
Washington D.C.	A Veteran must have a 100% disability rating to qualify for a property tax exemption. The exemption is limited to a $445,000 value.

Am I Eligible for a VA loan?

Shannon Kaufman — Thu, 02 Nov 2023 14:15:18 +0000

Department of Veterans Affairs home loans, AKA VA loans, are an amazing perk of military service, but how do you know if you are eligible for one or not?

Can I use a VA loan while on active duty?

Can I use a VA loan after separating from active duty?

Can veterans use the VA loan?

Let’s dig in and look at specific eligibility requirements to answer those questions.

VA Eligibility Requirements

To qualify for a VA loan, you have to meet one or more of the following:

You served 90 consecutive days of active service during wartime
You served 180 days of active service during peacetime
You have 6 years of service in the National Guard or Reserve, or served 90 days under Title 10 or Title 32 orders
You are a spouse of a service member who died while serving or due to a service-related disability

Active Duty

A common misconception is that only veterans can use the VA loan. Not true. As long as you’ve served at least 90 days on active duty, you are eligible for a VA loan. That means you can still be actively serving in the military and qualify.

Not sure if you’ve served 90 days? We can help you figure out your time in service. Even military academy cadets have been surprised to find that they sometimes can purchase a home with the VA loan immediately after commissioning.

The thing is, your lender has to know the nuances. Not every lender deals with enough VA loans to know the ins and outs of eligibility. At WeVett Home Loans we’ve seen it all, and if you have a unique situation, we know just the right people to ask to get the most accurate information for your loan.

Veterans

You separated from active duty and now you’re wondering if the VA loan is an option for purchasing your next home. Did you serve at least 90 days on active duty? Then yes, you are most likely eligible even if you are no longer in the service.

Eligibility and qualification though are two different things. If you are in the middle of separating from the military and are seeking loan approval – you’ll have to verify income in order to get the loan approved. This can be tricky if you don’t yet have a new job with a pay stub. Therefore, it’s very important to start the discussion with your loan officer early so you can lay out the best plan for getting approved.

Have you been a veteran for awhile? Can you still get a VA loan?
In most cases, yes. VA eligibility does not expire once it is attained.

For Veterans, the minimum active-duty service requirement depends on when you served. You can verify those time frames here.

What if I am a veteran who doesn’t meet the above requirements?

If you do not meet one of the above categories, you may still be eligible. Your eligibility is determined by your discharge type.

You may still qualify for a VA loan if you were discharged for:

Hardship, reduction in force, or at convenience of the government
A medical condition or service-connected disability
Early-out and served at least 21 months of a 2-year enlistment

Can I still get a VA loan if I’m not active duty or a veteran?

Surviving spouses of veterans or spouses of veterans who are POW/MIA may qualify.

Other specific circumstances may also make you eligible for the VA loan.

Being a U.S. citizen who served in the Armed Forces of a government allied with the United States in World War II
Serving in certain organizations, such as:
- Public Health Service officer
- Cadet at the United States
- Military, Air Force, or Coast Guard Academy
- Midshipman at the United States Naval Academy
- Officer of the National Oceanic & Atmospheric Administration
- Merchant seaman during World War II

To receive your VA loan, your lender will need your Certificate of Eligibility (COE) to verify you meet the minimum service requirements. If you are a surviving spouse, your lender will need you to fill out VA Form 26-1817 (Request for Determination of Loan Guaranty Eligibility – Unmarried Surviving Spouses) and obtain a copy of the Veteran’s DD-214.

If you are unsure of your status and VA loan eligibility, contact one of our VA loan experts today at 316-669-5272 to see where you stand!

Government Shutdown Impact on VA Loans and Military Pay

Shannon Kaufman — Tue, 03 Oct 2023 21:04:46 +0000

Funding legislation for Fiscal Year 24 has been extended until 7 NOV – a big sigh of relief for everyone who had the potential to be critically impacted by a government shutdown.

Crisis is likely averted, unless of course, a 7-week extension isn’t long enough for all sides to come to an agreement.

Regardless, let’s take a look at the impact of a government shutdown, especially when it comes to housing and the VA loan.

How does a government shutdown impact active duty military?

If you are Active Duty you will still go to work, but things will be far from normal.

According to Department of Defense guidance, military personnel on active duty, including reserve component personnel on Federal active duty will continue to report for duty. Hundreds of thousands of civilian personnel who are not necessary to carry out or support expected activities will be furloughed. Service Members would also have to cover some work that is normally done by furloughed civilians.

Temporary duty travel (TDY) scheduled to begin after the shutdown occurs should be canceled.

Service members will not be paid on schedule unless legislation is passed to continue troop pay, which has been done in the past. Any pay missed would eventually be back paid.

Commissaries overseas would remain open, but stateside would close.

Elective surgeries and procedures in DoD medical and dental facilities would have to be postponed.

Will a government shutdown impact veterans?

Fortunately, Veterans receiving disability pay and Retirees would still be paid during a shutdown. Medicare and Medicaid would be unaffected. The U.S. Postal Service will also continue to run.

Will my VA loan be affected by a government shutdown?

Short answer, no.

The Department of Veterans Affairs guarantees VA loans, but does not fund them. Private mortgage companies actually fund the loan. If the government is shutdown and the VA is not functioning in its normal capacity, your ability to use a VA loan will not be affected.

However, if the shutdown is prolonged, it may affect a buyers ability to apply for a loan because income verification may be unavailable.

Practical tips for surviving a government shutdown

So what can you do?

Ensure your savings accounts are in order so that you are able to continue to pay bills without your normal paycheck. It’s wise to keep at least 3 months of expenses saved as an emergency fund, just in case.

You can also check with your local bank for any relief they may be able to provide.

USAA has a Government Shutdown Program that can provide you a one-time, no-interest loan equal to the amount of your net pay, from $500 to $6,000, designed to help with payment disruption (if you normally have your pay direct deposited into USAA.)

Other companies are also allowing credit card payments to be delayed, overdraft fees being waived, and payment plans set-up for various loans.

Although a shutdown is unlikely at this point, it’s important to recognize that military pay, although seemingly the most stable and consistent in the marketplace, is still vulnerable to disruption – and it would be wise to plan your finances accordingly BEFORE the next shutdown happens.

3 Main Lender Fees Explained

Shannon Kaufman — Wed, 12 Jul 2023 21:12:20 +0000

It’s official.

You did it!

You spent weeks searching the internet looking for the perfect home at your new PCS location and finally, after all that scrolling, you finally found it. It’s THE ONE.

You call your real estate agent and calmly tell her that you’d like to offer, and she calmly says, “okay” and then…”did you get your pre-approval yet?”

Duh duh duh…oh yes, that nagging detail. It’s time to figure out your home loan.

You quickly scroll through several lender websites promising to get you the “lowest rate you’ve ever seen!

“We can get you a whole percent lower than your neighborhood lender!”

But does that low interest rate seem a little too good to be true? What about all of the lender fees that go into that? How do you “shop rates” if you can’t understand the details enough to compare apples to apples?

Let’s dive in.

The very first thing to remember when considering where to get your mortgage, is that your loan is being SOLD to you.

That means every loan company is going to try to package and market their loan offering to look like the best deal out there. It’s your job to figure out what is actually the best deal for your specific situation.

(As a quick note, that doesn’t always mean the lowest price. If you need a lender who can close quickly, you might prioritize that over price. If you value clear communication and a trustworthy loan originator, then that might take priority.)

For our purposes in this article, we’re going to show you how to compare the financial aspects of a loan product.

The three main ways that lenders charge for a home loan are: interest rate, closing costs, and points. Let’s start with the most talked about…interest rate.

Interest Rates

The interest rate on your VA home loan is the amount your lender charges you to give you the loan.

It is a percentage of the principal and is typically noted on an yearly basis known as the annual percentage rate (APR).

Lenders can charge higher or lower depending on the product they’re giving you. Rates change daily and typically reflect what is happening in the market.

Sometimes loan originators can offer you a “deal” by giving you a higher rate, but charging you less on other fees like no closing costs or points. (Keep reading for more on those topics!)

It’s important to know how all of the different costs shake out and how they affect your monthly mortgage payment.

Closing Costs

Every single VA home loan has closing costs. Closing costs can cover the home inspection appraisal and title fees, but also loan fees such as filing, underwriting, processing, origination, etc.

It costs your lender money to be able to provide you a loan, and they are paid back through the loan fees.

Underwriting, one of the fees, can include the process of verifying that you qualify for the loan.

The origination fee is just what it sounds like. It is the fee the lender charges for issuing the loan and is typically between 0.5-1.0% of the total loan amount.

In addition to lender fees there are Title fees, prorated taxes, prorated insurance and potentially additional local tax or transfer fees that all roll into closing costs.

Overall, you should expect your total closing costs to be between 2-4% of your home loan. The most cost-effective way to pay your closing costs is up front in cash and not tie them into your home loan. This saves you from paying extra interest over time! Another option is to request the seller to assist you with covering the closing costs. Typically, if there is little competition for the home (meaning few buyers) the more likely a seller is willing to help.

Lender Points

Lender points allow you to pay more money upfront in exchange for a lower mortgage interest rate. The actual rate decrease varies by lender and typically by the day.
A lower interest rate means you’d pay more in closing costs, but you’d have a lower monthly payment for the entirety of your VA home loan.

Each point costs 1% of your total loan amount.

Imagine this, you’re taking out a $375,000 home loan as a military homebuyer. Below is what your rate could look like with and without mortgage points:

Mortgage Points	Upfront Costs to Buy Points	Interest Rate	Total Interest Paid over 30 Years
0	$0	5.5%	$391.515.15
0.5	$1,875	5.25%	$370,475.00
1	$3,750	5.0%	$349,709.19
2	$7,500	4.5%	$309,025.17

By paying one point, or $3,750 up front, you could save more than $20,000 over the life of the loan.

How long would it take you to recoup the point? Generally 4-5 years but you have to work the math. One basic way of doing so is looking at the Payback Period for the points. Simply take the cost of the points and divide them by the monthly savings you would get. This gives you your payback period in months. If you plan on selling or refinancing Before the calculated payback period then points may not be the best option. If you plan on doing so After, then points may be worthwhile depending on how big a benefit they provide.

Let’s go through some examples of VA loan offerings and see which product is actually the best financial deal. The below example is based on a $375,000 loan balance with an exemption from the VA funding fee.

Term	With Mortgage Point	Balanced	Lender Fees Rolled In
Interest Rate	5.625%	6.000%	6.250%
APR	5.754%	6.038%	6.253%
Mortgage Points	1 Point ($3,750)	0 Points	0 Points
Lender Fees	$1,395	$1,395	$0
Total Lender/Point Costs	$5,145	$1,395	$0
Monthly Principal & Interest Payment	$2,158.71	$2,248.31	$2,308.94
Points Payback Period (Cost of Points/Monthly Savings)	42 Months ($3,750/$89.60)	0 Months (no points)	0 Months (no points)
Lender Fee Payback	$0	$0	23 Months

One thing of note: Notice how the APR is significantly lower when you add points? The examples above help show that the monthly payment versus total lender costs (points and fees) don’t always match up. While the APR is lower, the amount you owe at closing may not offset the lower APR benefits.

When choosing a lender, you can’t forget to look at all of the closing costs and lender fees, and not just the APR they’re willing to offer you!

Have more questions about lender fees? Give us a call at 316-669-5272. If you’re ready to get started on the pre-approval process for a loan, give us a call or fill out a form here: www.wevetthomeloans.com/getstarted

Shannon Kaufman – WeVett

VA Loan Limits for 2026 and What They Mean for Buyers

How Do VA Loan Limits Work?

How to Calculate VA Loan Remaining Entitlement

VA Loan Limits for 2026

What are the VA loan limits in 2026 for my county?

VA Loan Limits for 2026

Why Home Closings Get Delayed

1. Issues with Financing

2. Title Problems

3. Appraisal Challenges

4. Home Inspection Issues

5. Document and Scheduling Delays

How to Avoid Closing Delays

Pros and Cons of Buying a Home in the Military

Should you buy a home in the military?

Environment

Finances

Process

Importance

Pros and Cons of Buying a House in the Military

The Pros

Total Customization

Build Equity

Tax Breaks

Potential Passive Income

VA Home Loans

The Cons

Upfront Costs

Responsibilities when PCSing

Maintenance and Repairs

2024 BAH Rates are Here!

BAH Rates 2024

Calculate your 2024 BAH Rate

Military Installation

2023

2024

Should I Work with a Real Estate Agent?

1. Access to all of the home listing databases.

2. A hired tour guide.

3. Objective information.

4. Make more money selling your home.

5. Walking Rolodexes.

6. Selling a home vs. Marketing it.

7. Local Experience.

Property Tax Exemptions

Am I Eligible for a VA loan?

VA Eligibility Requirements

Active Duty

Veterans

What if I am a veteran who doesn’t meet the above requirements?

Can I still get a VA loan if I’m not active duty or a veteran?

Government Shutdown Impact on VA Loans and Military Pay

How does a government shutdown impact active duty military?

Will a government shutdown impact veterans?

Will my VA loan be affected by a government shutdown?

Practical tips for surviving a government shutdown

Top 10 Military BAH Questions

Q1. What is the Basic Allowance for Housing?

Q2. How is military BAH calculated?

Q3. Where can I look up my rates?

Q4. Why is BAH not covering full housing costs?

Q5. Is military BAH designed to offset costs of renting or purchasing a home?

Q6. Does family size make a difference in the BAH rate a service member receives?

Q7. Why is BAH based on service member’s duty location and not residence location?

Q8. I am divorced with children, what is my BAH?

Q9. What is BAH for dual-military couples?

Q10. What happens when military BAH rates change?

3 Main Lender Fees Explained

Interest Rates

Closing Costs

Lender Points