What A VA Loan Actually Gives You.
The VA loan is the most powerful home-financing instrument in the country — and the most mis-sold. A correctly structured VA loan can save a veteran more than $60,000 over the life of a 30-year note compared to the same family taking a conventional loan with five-percent down. We treat it with that level of respect.
- Zero down payment on eligible service for loans up to county loan limits, and structured options above them.
- No private mortgage insurance. Every other zero-down program in America forces PMI. The VA does not — and that delta alone is worth thousands annually.
- Competitive interest rates — often 0.25% to 0.50% lower than conventional, because the VA guaranty makes the loan less risky for the lender.
- Limited closing costs with seller and lender credits that can be structured to cover most of what’s left.
- Reusable benefit. The VA loan is not a one-time card. Sell, refinance, downsize, scale up — your eligibility comes with you.
- Assumable note. If rates rise after you close, your buyer may be able to assume your low rate when you sell — a built-in feature most homeowners don’t know they have.
Who Qualifies.
Eligibility is broader than most veterans realize. We help service members confirm and recover entitlement at no cost — including reinstating prior-used VA benefits, working with surviving spouses, and structuring loans for active-duty service members on the move.
- Active-duty service members with 90+ continuous days of active service
- Veterans with qualifying service (most discharge statuses other than dishonorable)
- National Guard and Reserve members meeting service thresholds
- Surviving spouses of service members who died in the line of duty or from service-connected causes
How We Structure It.
Anyone can take a VA application. Very few brokers actually structure the file. Here is what that means in practice at Hero Mortgage Group:
Full Underwrite Up Front
Your pre-approval is reviewed by a real underwriter — not just a loan officer with a calculator. When your offer goes in, listing agents know it’s as strong as cash.
Funding-Fee Optimization
The VA funding fee varies by service status, down payment, and prior usage. We model every variant — including disability waivers most loan officers never check for — to land the lowest fee you’re entitled to.
Rate Lock With Float-Down
You lock the moment we have your file. If rates fall before close, we re-lock you lower. You never have to call. We watch the curve for you.
Seller-Concession Strategy
VA permits up to 4% in seller concessions plus customary closing costs. Most agents and lenders structure to 1–2%. We don’t leave the rest on the table.
The Two-Question Test.
Before you choose a lender, ask them two questions. If they can’t answer both in one breath, you have the wrong lender.
- 1. What is my exact VA funding fee, and is there any waiver I qualify for?
- 2. If rates drop before close, what is your written policy on re-locking?