A good fit if…
- You’re a veteran, on active duty, or in the Guard or Reserve with qualifying service
- You’re the surviving spouse of a service member, in certain situations
- You want to keep cash in the bank instead of putting it all down
- You already have a VA loan and want to buy again or refinance
Why VA loans are different
The Department of Veterans Affairs guarantees part of every VA loan. That guarantee lets lenders offer terms that are hard to match: no monthly mortgage insurance, competitive rates, and in many cases no down payment at all. There’s also no loan limit for borrowers with full entitlement, so VA works in Scottsdale and Flagstaff as well as it does in Yuma or Sierra Vista.
Eligibility and your Certificate of Eligibility
Eligibility depends on your length and type of service. Most veterans, active-duty members, and Guard and Reserve members with qualifying service are eligible, along with some surviving spouses. Your Certificate of Eligibility (COE) confirms it, and Pete can usually pull it for you in minutes.
The VA funding fee
Instead of mortgage insurance, most VA borrowers pay a one-time funding fee, which can be added to the loan. The fee depends on your down payment and whether you’ve used your benefit before.
The fee is waived for veterans receiving VA disability compensation, for Purple Heart recipients on active duty, and for eligible surviving spouses. If you have a pending disability claim, tell Pete early. It can change your numbers.
Buying again with VA
Your VA benefit isn’t one-and-done. You can use it again after selling, and in many cases you can buy a new home while keeping your current VA loan, using what’s called bonus entitlement. That’s common with PCS moves between bases. The VA bonus entitlement calculator shows what you have available.
VA in Arizona
Arizona has a large military and veteran community, with Luke Air Force Base in the West Valley, Davis-Monthan Air Force Base in Tucson, Marine Corps Air Station Yuma and Yuma Proving Ground, and Fort Huachuca near Sierra Vista. Pete lends anywhere in the state and works with VA buyers remotely when orders have you moving in from somewhere else.
The VA appraisal: VA appraisers check the home against minimum property requirements: safe, sound and sanitary. A good agent and lender will flag likely issues before you’re under contract.
Run the numbers
Common questions
Do VA loans have a loan limit in Arizona?
Not if you have full entitlement. Since 2020, borrowers with full entitlement have no VA loan limit. If part of your entitlement is tied up in another VA loan, county limits can still affect how much you can borrow without a down payment.
Can I use a VA loan for a second home or rental?
VA loans are for homes you’ll live in. You can buy a two- to four-unit property, live in one unit and rent the others, which is a popular way to start investing.
What is a VA IRRRL?
The Interest Rate Reduction Refinance Loan is the VA’s streamline refinance. It usually skips the appraisal and income verification, but it has to lower your rate or improve your loan in a way that pays for itself within 36 months.
Can a surviving spouse get a VA loan?
In certain situations, yes, including when the service member died in service or from a service-connected disability. Surviving spouses who qualify are also exempt from the funding fee.
This page is general information, not a loan offer, rate quote or commitment to lend. Program guidelines, loan limits and assistance programs change; figures shown are as of 2026. Eligibility, down payment and terms depend on your credit, income, property and the program. Ask Pete for current details.