Texas VA Loans. Done right, the first time.

Program figures verified July 2026 — details change; confirm your scenario with us.

Mike Certo · Cornerstone First Mortgage · NMLS #260555 · Updated May 23, 2026

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Texas VA loan specialists — for Veterans at every stage. Retired and settling into your forever home, or twenty years past service and using your benefit for the first time? PCS to Fort Hood or Fort Bliss in 60 days? Disabled Veteran trying to claim the new 2026 property tax exemption? VA-specific questions that civilian loan officers fumble through? We do this every day. Direct line: (480) 296-6513.

Get pre-approved → Talk to Mike first →

What makes a VA loan different

A VA loan isn't a different mortgage — it's a conventional 30-year fixed (or 15-year, or ARM) mortgage with the U.S. Department of Veterans Affairs guaranteeing 25% of the loan to the lender. That guarantee is what lets lenders offer the VA loan's key features: And it is a lifetime benefit: whether you separated last month or in 1985, eligibility does not expire.

• $0 down payment For borrowers with full entitlement
• No PMI (private mortgage insurance) — the VA guarantee replaces it
• Competitive interest rates Relative to conventional 30-year financing
• Lenient credit standards — most lenders accept 580+ FICO; some go lower
• No prepayment penalty
• Assumable — a qualified buyer can take over your VA loan at its original terms (huge value in a rising market)
• VA funding fee — a one-time fee (1.25% to 3.30% of loan amount, depending on down payment and use) that goes to the VA. Waived entirely for 10%+ disability rated Veterans.

The VA also imposes some unique requirements:

• Certificate of Eligibility (COE) — proof of VA loan eligibility. Mike pulls this for you in 24-48 hours.
• Minimum Property Requirements (MPR) — VA appraisers will flag properties with health/safety issues. TX-specific MPR pitfalls include old tile roofs, evap coolers, pool fencing compliance, solar lease assumability. See base pages for details.
• Residual income guideline — the VA's secondary qualification check beyond DTI. Confirms you have enough left over after monthly obligations to cover family basics. For most TX families this is easy; for stretch borrowers it can be the back-stop check.

Full eligibility breakdown →

What's new in 2026

Three things changed in 2026 that affect every Texas VA buyer — covered with the local depth we bring to every file: base-by-base markets, county tax math, and the state programs that pair with a VA loan.

1. School-tax homestead exemption jumped to $140,000 (approved Nov 2025)

Texas voters approved Proposition 13, raising the school-district homestead exemption from $100,000 to $140,000 (a combined $200,000 for homeowners 65+ or disabled, via Proposition 11). Every Texas homestead sees it on the 2026 bill, and it stacks with the disabled-Veteran exemptions.

For disabled Veterans the bigger lever is unchanged: Tax Code §11.131 still wipes out property tax entirely for 100%-rated (or individually unemployable) Veterans, and §11.22 takes $5,000–$12,000 off assessed value for ratings of 10–90%. On a $475K home in Harker Heights, the full exemption is worth roughly $9,500 per year. Full pillar with county-by-county application instructions →

2. Houston BAH dropped 5.1%; San Antonio BAH jumped 8.5%

The 2026 DoD BAH adjustments cut Houston MHA rates and bumped San Antonio MHA rates. Why: the BAH survey caught Houston-area rent softening as new apartment supply came online, while San Antonio's modest housing stock kept rent pressure intact.

Practical implications: Fort Hood families have less BAH headroom for 2026, but home prices stabilized too, so the rent-vs-buy math actually got better for buyers. JBSA families have one of the more favorable BAH years on record.

3. 2026 VA conforming loan limit raised to $832,750 statewide

Normal VA loans follow conventional limits — $832,750 in 2026 in every Texas county. What matters more: a Veteran with full entitlement can finance any priced home with $0 down using a VA jumbo. We finance VA jumbo loans over $5M for full-entitlement Veterans with no money down. Full loan limits guide →

What we do

We handle the full VA loan menu across the Texas market:

• Purchase loans — Active-duty, retired, surviving spouse. $0 down standard, funding fee waived for 10%+ disability ratings.
• VA jumbo — Loans above $832,750 for full-entitlement borrowers. Common in Austin, Dallas, and the Houston suburbs.
• IRRRL (Interest Rate Reduction Refinance) — VA streamline refi. No income docs, no appraisal, no funding fee for disability waiver Veterans. Useful when the market improves or to remove PMI from a non-VA loan.
• Cash-out refi — Tap equity for debt consolidation, home improvement, or to free up cash. Common after several years of strong TX appreciation.
• Disability rating refunds — If your VA disability rating came through after closing, you may be entitled to a refund of the funding fee. The refund is processed by the VA and your loan servicer — start at va.gov's funding fee page.
• Surviving spouse loans — Full VA benefits available to qualifying surviving spouses. We handle the COE and entitlement paperwork.

For non-VA borrowers (military spouses without VA eligibility, civilian buyers), I also handle conventional and FHA loans through Cornerstone's full product menu.

Pick your base

Not tied to a base? A large share of the Veterans we work with are retired or long-separated — buying a forever home, right-sizing, or using the benefit for the first time. Start with the retiring-in-Texas guide instead.

Every base gets its own deep page. Not a paragraph. Not a templated stub. 4,500-8,000 words per base covering BAH by rank, neighborhood-by-neighborhood breakdown, school districts, commute by gate, on-base housing waitlist reality, base-specific MPR pitfalls, and a 45-day PCS timeline. Start with Fort Hood — it's the largest section and serves as the model.

Tools

The BAH calculator actually accounts for TX summer utility reality. $300-$450 a month in July-August for a Houston home — built into your number, so the house you pick is one you can comfortably afford. Run your numbers →

• BAH Calculator — Pick your base, pick your rank, see what BAH actually covers (including TX summer utility reality).
• VA Loan Limits 2026 — County-by-county limits plus VA jumbo guidance.
• Disabled Veteran Property Tax Exemption (Tax Code §11.131) — Full pillar including county application instructions.
• Eligibility Guide — COE process, surviving spouse rules, reservist eligibility, entitlement restoration.

How we work

A few things that should be true of working with any lending team, and aren't always:

• Direct line, real human. When you call (480) 296-6513 during business hours, you reach the person who owns your file — usually Mike himself. Off-hours, voicemail goes straight to the team. No call center, no rotating representatives.
• No pressure, no script, no monthly check-in calls. We don't sell you anything you didn't ask about. We don't sell your contact information. When the loan closes, we're here if you need a refi or a rate drop — not before.
• Honest about pricing. We quote your real number for your actual scenario — never a teaser. If another offer is genuinely better for you and the math checks out, we'll tell you to take it.
• Documented. Every decision in your file gets a paper trail. If something gets weird at underwriting, you'll know exactly why and what we're doing about it.

Frequently asked questions

How much can I borrow with a VA loan in Texas?

With full entitlement there is no VA county loan limit, so your loan amount is set by what you can qualify for. The 2026 conforming limit is $832,750 in every Texas county; above that is a VA jumbo.

Do you need a down payment for a VA loan in Texas?

No. Eligible Veterans can buy with $0 down and no monthly mortgage insurance.

How do I know if I'm eligible for a VA loan?

Eligibility requires: (a) qualifying military service (active duty 90+ days during wartime, 181+ days during peacetime, or 6+ years National Guard/Reserve); (b) honorable or general-under-honorable discharge; (c) sufficient remaining entitlement. The Certificate of Eligibility (COE) is the official confirmation — Mike can pull it from the VA in 24-48 hours. Full eligibility guide →

Can I use a VA loan more than once?

Yes. VA entitlement is restorable. If you've paid off a prior VA loan, the entitlement comes back. If you have an active VA loan and want a second simultaneous one (common for active-duty members who relocate but want to keep the original home as a rental), partial entitlement applies — Mike will walk through the math.

Do I need a 20% down payment?

No — that's the conventional loan rule, not the VA rule. With VA, $0 down is the standard for borrowers with full entitlement. Some buyers put 5-10% down anyway to lower their monthly payment, reduce their funding fee, or shape the monthly payment differently. Mike will model both scenarios for you.

What's a VA funding fee and is it waived for me?

The VA funding fee is a one-time fee (1.25%-3.30% of loan amount depending on down payment and whether it's your first VA use) that goes to the VA to keep the program self-funding. The funding fee is waived entirely for borrowers with a 10% or higher VA disability rating. That's a $5K-$15K savings on a typical Texas purchase.

Can I use a VA loan to buy a second home or investment property?

No. VA loans require the property to be your primary residence (which you must occupy within 60 days of closing). The exception is multi-unit properties (2-4 units) where you live in one unit and rent the others — that's still a primary residence in VA's eyes. For investment properties, conventional or Debt Service Coverage Ratio (DSCR) loans apply.

Talk to Mike

If you've gotten this far, you've probably figured out whether this is the right site for your situation. The next move is a free 30-minute call. No pressure, no script, no follow-up sales calls.

Bring your orders (if PCSing), your latest LES or pay stub, and any questions about base, neighborhood, rate, or the path forward. I'll walk through actual numbers.

(480) 296-6513 · mcerto@cfmtg.com · NMLS #260555

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Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. This site is educational and not a commitment to lend. Loans subject to buyer and property qualification. Texas lending is conducted under Cornerstone First Mortgage NMLS #173855.

Tax, legal, and property assessment information on this site (including property-tax exemption coverage and county-by-county application notes) is provided for general information purposes only. Mike Certo is a mortgage loan originator, not a tax professional or attorney. Consult a licensed Texas CPA, enrolled agent, or attorney for tax or legal advice specific to your situation. All cited statutes, agency forms, and program rules are linked to original sources for verification.