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VA Purchase Guide

VA Loan With No Down Payment?

Eligible veterans, service members, and certain surviving spouses can often buy with no down payment, but a Certificate of Eligibility is the first gate, not the whole approval.

Check My VA Purchase Eligibility → VA Loan Hub →
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No Down Payment Basics

VA purchase loans can reach $0 down, but a COE is only the first step.

Eligible Veterans, service members, and certain surviving spouses often ask whether a mortgage is possible with no down payment. VA purchase financing can offer no down payment when the sales price is not higher than the home appraised value, and it does not carry monthly private mortgage insurance (VA purchase loan guidance, updated January 7, 2026).

A Certificate of Eligibility is the first gate. It documents that VA records support the borrower service-based eligibility (VA eligibility guidance, updated September 22, 2026). From there, the lender still reviews credit, income, debts, assets, occupancy, and the property before the loan is approved.

Bottom line: $0 down is possible, but it depends on entitlement, the appraisal, and a full underwriting review, not on service history alone.
VA Rule Review

What has to be true before $0 down applies.

Certificate of Eligibility

A COE documents VA service-based eligibility. It is a starting point for the lender, not an approval of credit, income, or the property.

Price versus appraisal

VA purchase financing can reach no down payment when the sales price is not higher than the VA appraised value. A higher price generally means covering the difference.

Full entitlement, not unlimited approval

With full entitlement, VA does not set its own loan limit, but the lender still sizes the loan to the borrower credit, income, debts, and assets.

Underwriting Notes

What no down payment actually depends on.

Most issues are not about whether $0-down VA financing exists. They are about whether entitlement, the appraisal, and the funding fee are understood before the borrower shops.

What a Certificate of Eligibility does and does not do

A COE shows the lender that VA records support the borrower service-based eligibility. Financing the purchase still requires meeting VA and lender credit, income, and occupancy standards, so the COE is one document in the file rather than the finish line (VA eligibility guidance, updated September 22, 2026; VA how-to-request-COE guidance, updated September 22, 2026).

Full entitlement changes the loan-limit conversation, not the underwriting one

VA does not impose its own loan limit when a borrower has full entitlement and the appraisal supports the price. That is different from being approved for any amount: the lender still has to size the loan to what the borrower credit, income, debts, and assets can support. Partial or remaining entitlement can also mean a down payment is needed so the guaranty covers what the lender requires (VA entitlement and loan limits guidance, updated August 12, 2025).

The funding fee is separate from the down payment question

Most VA purchase loans include a one-time funding fee unless the borrower is exempt. On a purchase with less than 5% down, VA lists the first-use fee at 2.15% of the loan amount and the subsequent-use fee at 3.3% (VA funding fee guidance, updated September 22, 2026; charts effective April 7, 2023). The fee can usually be financed into the loan, and closing costs are a separate line from both the down payment and the fee.

Common Traps

Do not get tripped up by half-true VA advice.

"A COE means I am approved"

A COE documents service-based eligibility. Credit, income, assets, occupancy, the property, and the lender underwriting review still have to work.

"No loan limit means any price works"

With full entitlement, VA does not cap the loan on its own, but the lender still decides the affordable loan amount from the borrower full file.

"No PMI means no fees at all"

VA purchase loans skip monthly mortgage insurance, but a one-time funding fee and standard closing costs generally still apply unless the borrower is exempt.

Source Notes

Where this guidance comes from.

This page is based on public VA home loan guidance and VA Lenders Handbook source material. It is informational, not a loan approval, legal advice, credit counseling, APR disclosure, or commitment to lend.

Final eligibility depends on the complete borrower, credit, income, assets, entitlement, occupancy, property, investor, and underwriting review.

Sources:
VA home loan eligibilityVA purchase loanVA home loan entitlement and limitsVA funding fee and closing costs

Want your VA purchase file reviewed before you shop?

Bring your COE if you have one, your service documentation if you do not, your target price, and your income and asset picture. We will review the eligibility and cost picture before you count on a number.

Check My VA Purchase Eligibility → Call (888) 272-8264
Frequently Asked Questions

Questions to Bring to Your Review

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