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If you are a Texas veteran, active duty service member, National Guard/Reserve member, or qualifying surviving spouse, the VA loan is almost certainly the best mortgage product available to you for buying, building, or refinancing a home in Texas. Zero down payment, no private mortgage insurance, competitive rates, and no maximum loan amount for veterans with full entitlement.
Texas VA Mortgage specializes in VA loans across all 254 Texas counties. We are a division of Security America Mortgage, NMLS #355253. From Fort Cavazos to JBSA to Fort Bliss to every major Texas market, we have originated VA loans for thousands of Texas veterans and their families.
Ready to talk? Call (888) 295-4055 or start your application online. Pre-approval takes 24 to 48 hours.
Why VA Loans Work So Well in Texas
Texas is one of the best states in the country for using a VA loan, and there are specific reasons why — from the military footprint to the property tax benefits for disabled veterans.
🏭 Largest Military Footprint of Any State
Texas is home to more military installations than any other state — Fort Cavazos, JBSA, Fort Bliss, NAS Corpus Christi, NAS Fort Worth JRB, Sheppard AFB, Goodfellow AFB, Laughlin AFB, Dyess AFB, and NAS Kingsville. Roughly 1.5 million veterans call Texas home.
🏠 Strongest Disabled Veteran Property Tax Benefits
Under Texas SB 401 (effective January 1, 2023), veterans with 100% service-connected disability receive a complete property tax exemption on their primary residence. With Texas property taxes often running 2–3% annually, this is worth $10,000–$15,000+ per year on a $500,000 home.
📈 No State Income Tax
Texas does not levy a state income tax, increasing effective take-home pay compared to high-tax states. This helps veterans qualify for larger loan amounts and reduces the total cost of homeownership over time.
🌏 Every Market, One Program
Texas ranges from affordable markets (Killeen, El Paso, San Angelo) to mid-priced (San Antonio, DFW suburbs, Houston suburbs) to premium (Austin, DFW luxury, Houston Inner Loop). VA loans with full entitlement work in all of them — no maximum loan amount.
📈 Growing Population, Appreciating Values
Texas metros are among the fastest-growing in the country. The DFW, Austin, San Antonio, and Houston metros have added millions of residents in the last decade, which supports long-term home value appreciation.
🛠 Experienced VA Market
The concentration of military installations has created a mature market for VA lending — experienced real estate professionals, builders, and appraisers who know the VA program and do not slow it down.
Types of VA Loans Available in Texas
Texas VA Mortgage originates every major VA loan product for Texas veterans and active duty service members across all 254 counties.
The standard VA loan for buying an existing home in Texas. The most common product we originate. See full VA purchase loan details →
Zero down with full entitlement, no PMI, competitive rates, VA funding fee waivable at 10%+ disability.
Veterans buying any existing home in any Texas market.
30 to 45 days from contract to close.
Single-close financing for building a custom home. Our specialty product. See full VA OTC construction loan details → Combines land purchase, construction financing, and permanent mortgage into ONE loan with ONE closing.
Zero down including land purchase • No borrower payments during construction • Rate locked at closing before groundbreaking • Automatic conversion to permanent VA mortgage • 11-month max construction • 5% required project contingency
Veterans building custom homes in Killeen suburbs, DFW exurbs, Austin Hill Country, Houston outskirts, San Antonio suburbs.
VA construction loan calculator | 8 to 14 months from application to move-in.
Convert home equity to cash while refinancing your existing loan into a VA-backed mortgage. Works whether your current loan is VA, FHA, conventional, or USDA. See VA refinance options →
90% LTV maximum for 2026. Works on any loan type — not just existing VA loans.
Texas veterans wanting to pull equity for home improvements, debt consolidation, or other purposes.
30 to 45 days.
For veterans who already have a VA loan and want to lower their rate or payment. Simplified documentation, often no new appraisal required.
Reduced documentation, often no new appraisal, lower closing costs than a standard refinance.
Existing VA loan borrowers looking to reduce monthly payment or interest rate.
21 to 30 days.
Texas VA Loan Requirements 2026
Qualifying for a VA loan in Texas requires meeting VA eligibility, lender underwriting requirements, and property standards. Here is what applies to each category.
🏭 VA Eligibility
Veteran with qualifying service and honorable, general, or medical discharge • Active duty after 90 days • National Guard/Reserve with 6+ years or 90+ days Title 10 federal active duty • Qualifying surviving spouse of a veteran who died in service or from a service-connected disability
📋 Certificate of Eligibility
You need a COE from the VA. Texas VA Mortgage pulls your COE through Web LGY as part of pre-approval — typically within 24 hours, often within minutes for veterans with clean records in the system.
📈 Credit Score
Texas VA Mortgage requires a 640 minimum credit score. The VA itself sets no minimum. Some Texas lenders go below 640, some require higher. 640 provides the best balance of program access and successful closings in our experience.
💲 Income and DTI
VA guideline: 41% DTI, though higher DTI is often approved with compensating factors (strong residual income, cash reserves). Texas is in Region 2 (South) for VA residual income calculations. See our VA residual income guide for the exact dollar thresholds by family size. Two years of tax returns for self-employed borrowers. Use our BAH calculator to estimate your total housing allowance if you are currently on active duty.
Property Requirements (VA MPRs)
- Habitable and safe as a primary residence
- Structurally sound with adequate roof, foundation, and exterior
- Adequate heating, plumbing, and electrical systems
- Free from lead-based paint hazards on pre-1978 homes
- No wood-destroying insect activity or damage
- Access to safe water and sewer/septic
- Not in a designated flood zone without flood insurance
- Must be your primary residence — VA loans do not finance vacation homes or investment properties
VA Loan Limits Texas 2026 — What Actually Matters
Most articles get this wrong. Here is the accurate picture.
What the $832,750 means in practice: With partial entitlement, you can still borrow above $832,750 — you just need to make a down payment on the excess. For example, a $1,000,000 home with partial entitlement: put down 25% of the amount over $832,750. For purchases well above the conforming limit, see our VA jumbo loan page. (approximately $41,812) and the rest can be financed. Use our VA mortgage calculator to run payment scenarios, or call (888) 295-4055 for the specific entitlement math.
Texas Vet Loan vs VA Loan: The Actual Difference
The most common question we get from Texas veterans. The VA Loan is a federal program available in all 50 states. The Texas Veterans Land Board (VLB) Loan — the "Texas Vet Loan" — is a state program available only to Texas resident veterans. They are complementary, not competing.
| Feature | VA Loan | Texas Vet Loan (VLB) |
|---|---|---|
| Administered by | U.S. Dept. of Veterans Affairs | Texas Veterans Land Board (state) |
| Available to | Eligible veterans nationwide | Texas resident veterans only |
| Down Payment | Zero with full entitlement | May be required |
| Loan Limit | No max with full entitlement | Home loan max: $846,500; Land loan max: $150,000 |
| Land Loans | Not standalone (combine with OTC construction) | Yes — standalone up to $150,000 |
| Home Improvement | Not standalone | Yes — up to $50,000 |
| Construction Loans | Yes — VA One-Time Close | No |
| Refinance Options | IRRRL and Cash-Out | No |
| Property Location | Anywhere in the U.S. | Texas only |
| Disability Discount | Funding fee waived at 10%+ | Additional rate reduction at 30%+ |
Use the VA Loan for:
Use the Texas Vet Loan for:
Can you use both? Yes — in some cases. A common structure: use a Texas Vet Land Loan to purchase the lot (up to $150,000), then use a VA One-Time Close construction loan for the home build. This lets you access the strengths of both programs. Texas VA Mortgage helps you determine which structure works for your specific situation.
Texas Military Communities We Serve
Texas VA Mortgage originates VA loans across every Texas military market. Our team includes specialists who work with clients from each major installation on purchase, construction, and refinance transactions. See VA loans in Houston or browse the best Texas neighborhoods for veterans.
Fort Cavazos (formerly Fort Hood) — Central Texas
The largest active-duty armored installation in the country. III Armored Corps, 1st Cavalry Division, 3rd Cavalry Regiment. ~45,000 active duty personnel, ~65,000 family members.
Killeen, Harker Heights, Copperas Cove, Belton, Temple, Salado, Georgetown suburbs, Nolanville
Joint Base San Antonio (JBSA)
Includes Lackland AFB, Randolph AFB, and Fort Sam Houston. ~80,000 active duty and civilian personnel. Air Force basic training, medical training, and multiple intelligence commands.
San Antonio metro (all quadrants), Schertz, Cibolo, Selma, New Braunfels, Boerne, Fair Oaks Ranch, Universal City
Fort Bliss — El Paso
The second-largest Army installation in the country by geography. 1st Armored Division. ~33,000 active duty personnel.
El Paso metro, Horizon City, Socorro, Anthony, Chaparral (NM border area for El Paso commuters)
NAS Corpus Christi
Naval flight training and Corpus Christi Army Depot.
Corpus Christi metro, Portland, Ingleside
Sheppard AFB — Wichita Falls
Air Force airframe and powerplant training. ~5,000 personnel.
Wichita Falls metro, Iowa Park, Burkburnett
Goodfellow AFB — San Angelo
Air Force intelligence training. ~4,000 personnel.
San Angelo metro
Additional Texas Installations
NAS Fort Worth JRB (DFW) • Laughlin AFB (Del Rio) • Dyess AFB (Abilene) • NAS Kingsville (Kingsville)
All surrounding metro areas and communities
Texas Disabled Veteran Benefits and VA Loans
Texas offers some of the strongest disabled veteran benefits in the country. These benefits interact directly with your VA loan in ways that can be worth six figures over 30 years of ownership.
Texas Property Tax Exemption (SB 401)
Under Texas SB 401 (effective January 1, 2023), veterans with 100% service-connected disability receive a complete property tax exemption on their primary residence. With Texas property taxes often running 2–3% of home value annually, this eliminates $10,000–$15,000+ per year in taxes on a $500,000 home. Partial exemptions apply at lower ratings.
| Disability Rating | Texas Property Tax Exemption | Approximate Annual Savings (on $500K home at 2.5%) |
|---|---|---|
| 10–29% | $5,000 exemption on assessed value | ~$125/year |
| 30–49% | $7,500 exemption | ~$188/year |
| 50–69% | $10,000 exemption | ~$250/year |
| 70–99% | $12,000 exemption | ~$300/year |
| 100% | Complete exemption on primary residence | ~$12,500/year |
VA Funding Fee Waiver
A service-connected disability rating of 10% or higher waives the VA funding fee entirely on your VA loan. On a $400,000 first-use VA loan, the 2.15% funding fee is $8,600 — completely waived at 10%+ disability.
VA Housing Grants (2026 Amounts)
SAH Grant
Specially Adapted Housing for veterans with certain severe service-connected disabilities. Stacks with VA construction loan for accessible custom builds.
SHA Grant
Special Housing Adaptation for veterans with specific disabilities requiring home modification.
HISA Grant
Home Improvements and Structural Alterations for veterans with service-connected conditions requiring home modifications.
SAH + VA OTC Construction: Texas VA Mortgage helps disabled veterans coordinate SAH grants with VA One-Time Close construction loans for custom-built accessible homes. The SAH grant can be applied alongside the VA construction loan to fund accessibility features into the home design from the ground up. Use our VA mortgage calculator to estimate your payment with the property tax exemption factored in, or call (888) 295-4055 to discuss your specific situation.
First-Time Homebuyer Texas VA Loan
The VA loan is one of the strongest first-time homebuyer options in Texas — especially compared to FHA or conventional programs that require down payments, mortgage insurance, or income limits.
VA Loan Advantages for First-Time Texas Buyers
$0 Down vs 3.5% FHA or 3–5% conventional — zero down payment preserves cash for moving, inspection, and early home costs
No Monthly PMI vs FHA's ongoing MIP or conventional PMI — saves $150–$300/month on typical Texas loan amounts
No Income Limits — unlike some state first-time buyer programs, VA has no income cap
No Loan Limit with full entitlement — access any Texas market, from Killeen to Austin to Houston Inner Loop
Pre-Approval Process
Apply Online or Call (888) 295-4055
We start by understanding your service situation and homebuying goals before requesting any documents.
Complete Initial Application
Income, employment, assets, and credit authorization. Takes 15–20 minutes online. Download our VA mortgage documents checklist to gather what you need upfront.
We Pull Your COE
Through the VA's Web LGY portal. Typically returns within 24 hours — often within minutes for veterans with clean records in the system.
Pre-Approval Letter in 24–48 Hours
Shows sellers you are a qualified, serious buyer. In competitive Texas markets, this matters.
House Hunt with Confidence
Knowing your exact budget, monthly payment estimate, and closing cost expectation before you make an offer. Use the VA mortgage calculator to run scenarios.
Close in 30–45 Days from Contract
Full underwriting and VA appraisal completed after contract. We communicate at every step.
Texas VA Loan FAQ
Also see our dedicated VA frequently asked questions page for additional detail.
Texas VA Mortgage requires a 640 minimum credit score for VA loans. The VA itself sets no minimum. Some Texas lenders go below 640, others require higher. We have found 640 provides the best balance of program access and successful closings.
$832,750 for all 254 Texas counties — but this only applies to veterans with partial entitlement. Veterans with full entitlement have no maximum loan amount. Texas has no high-cost county designations for 2026, so every county from Harris to Travis to Bexar is at the same $832,750 baseline.
The VA Loan is a federal program available in all 50 states. The Texas Vet Loan (Texas Veterans Land Board) is a state program available only to Texas resident veterans. The Texas Vet program offers standalone land loans up to $150,000 and home improvement loans up to $50,000, which the VA does not offer standalone. VA offers construction loans and refinances that Texas Vet does not. Many Texas veterans use both programs for different purposes.
Yes. The VA One-Time Close construction loan lets eligible Texas veterans build custom homes with zero down payment (including land purchase), no monthly payments during construction, and a rate locked from closing. Texas VA Mortgage specializes in VA construction loans across all Texas military markets. See our VA-approved builders and VA construction loan lenders pages.
Not as a standalone purchase. VA loans require a habitable primary residence. You can buy land and build through the VA One-Time Close construction loan. For standalone land purchase up to $150,000, the Texas Vet Land Loan is available to Texas resident veterans.
Yes — one of the strongest in the country. Under Texas SB 401 (effective January 1, 2023), 100% service-connected disabled veterans receive a complete property tax exemption on their primary residence. Partial exemptions apply at lower ratings: $5,000 at 10–29%, up to $12,000 at 70–99%.
The funding fee waiver applies federally — not just in Texas — but Texas veterans benefit from it the same way. A 10% or higher service-connected disability rating waives the VA funding fee entirely on your VA loan. On a $400,000 loan that saves $8,600 at closing.
Typically 2 to 5 percent of loan amount. Includes VA funding fee (waivable at 10%+ disability), title insurance, appraisal (~$600), recording fees, and prepaids. Sellers can contribute up to 4% toward closing costs. Veterans with 10%+ disability ratings pay no funding fee, which is often the largest closing cost line item.
30 to 45 days for purchases from contract acceptance. 21 to 30 days for IRRRL streamline refinances. 8 to 14 months for VA construction loans from application to move-in.
Yes. The VA loan benefit is a lifetime benefit. Texas veterans commonly use VA loans multiple times as they PCS between installations, upgrade homes, or downsize. Entitlement must be available or restored for each subsequent use.
Yes, on different properties. A common Texas structure: use a Texas Vet Land Loan for land purchase (up to $150,000), then a VA Construction Loan for the home build. Both programs serve different functions and can complement each other.
You need to be intending to occupy a Texas home as your primary residence. Active duty service members transferring to Texas apply while still in their prior state and close after the move. Veterans permanently relocating to Texas typically apply while still elsewhere and close after arriving.
VA Purchase Loan, VA One-Time Close Construction Loan (our specialty), VA Cash-Out Refinance, and VA IRRRL (Streamline Refinance). All across all 254 Texas counties.
VA rates in Texas track national VA rates and change daily. VA rates typically run 0.25 to 0.5% below comparable conventional rates due to VA guaranty backing. Call (888) 295-4055 for current rate quotes specific to your loan type, credit profile, and Texas market.
Ready to Use Your VA Loan Benefit in Texas?
Pre-approval in 24 to 48 hours. We handle the COE, run your entitlement math, confirm your funding fee status, and tell you exactly what you qualify for before you make any offers.
Texas VA Mortgage | A division of Security America Mortgage
Texas VA Mortgage. A division of Security America Mortgage. NMLS #355253. Equal Housing Lender. Not affiliated with the U.S. Department of Veterans Affairs. This is a private website not affiliated with the Texas Veterans Land Board or the General Land Office.