Thank You
For Your
Service.
You've earned one of the most powerful home loan benefits in existence. Let's use it. 0% down. No PMI. No limits.
Trusted by Utah veterans & active duty families
Earned Benefits
Why the VA Loan Wins
No other mortgage program in America gives veterans this combination of zero down, zero PMI, and the unique ability to use seller concessions to eliminate existing debt.
0% Down Payment
No down payment required on VA loans regardless of purchase price. Keep your savings intact while still building equity from day one.
No Private Mortgage Insurance
VA loans never require PMI — saving veterans $100–$300+ per month compared to FHA or conventional loans with less than 20% down.
Concessions Pay Off Your Debts
The VA loan is the ONLY mortgage that allows seller concessions to be used to pay off a veteran's outstanding debts and judgments — a powerful tool no other loan type offers.
Competitive Interest Rates
VA loans consistently offer some of the lowest interest rates on the market because the government guarantee reduces lender risk — passing savings directly to veterans.
Lifetime & Reusable Benefit
Your VA benefit never expires and can be used multiple times. Sell your home, restore entitlement, and use the benefit again on your next purchase.
Flexible Credit Requirements
VA guidelines are more flexible than conventional loans. Lenders typically work with credit scores starting around 580–620, with no hard cutoff set by the VA itself.
No Prepayment Penalty
Pay off your VA loan early at any time without penalty — whether you refinance, sell, or make extra principal payments to pay down faster.
Assumable Loan
VA loans are assumable — a qualified buyer can take over your existing loan terms when you sell. In a high-rate environment this is an extraordinary negotiating advantage.
Exclusive VA Advantage
Use Seller Concessions
to Pay Off Your Debts
The VA loan is the only mortgage program in the United States that permits seller concessions to be applied toward a veteran's outstanding debts and liabilities at closing.
Sellers can contribute up to 4% of the loan amount in concessions. That money can go directly toward paying off your car, credit cards, student loans, collections, or judgments — clearing your financial slate at the moment you purchase your home.
This can also lower your debt-to-income ratio, helping you qualify for a larger loan or better rate terms. No other loan — FHA, conventional, USDA — allows this.
Debts That Can Be Paid Off at Closing
Example
On a $450,000 home, the seller can contribute up to $18,000 in concessions — enough to pay off a car loan and clear several credit card balances at closing.
Who Qualifies
VA Loan Eligibility
You earned this benefit by serving. Here's who qualifies for a VA Certificate of Eligibility (COE).
Active Duty
Currently serving in any branch of the military — Army, Navy, Air Force, Marine Corps, Coast Guard, Space Force
Veterans
Honorably discharged after meeting minimum service requirements (90 days wartime or 181 days peacetime, or 6 years National Guard/Reserves)
National Guard & Reserves
6 years of service OR 90 days active duty under Title 10 orders, including if called up during a national emergency
Surviving Spouses
Unremarried surviving spouses of veterans who died in service or from a service-connected disability — full VA benefit access
Not sure if you qualify? We can pull your Certificate of Eligibility (COE) in minutes — call or submit below and we'll confirm your status at no cost.
Side by Side
VA vs. FHA vs. Conventional
| Feature | VA Loan | FHA | Conventional |
|---|---|---|---|
| Down Payment | 0% | 3.5% | 3–20% |
| PMI / MIP | Never | Always (life of loan if < 10% down) | Yes (until 20% equity) |
| Seller Concessions for Debt Payoff | Yes — up to 4% of loan | No | No |
| Funding Fee | 1.25–3.3% (waived if disabled) | 1.75% upfront + annual | None |
| Loan Limits | None (full entitlement) | County limit ($524K–$1.2M) | $766K conforming |
| Credit Flexibility | High — no VA minimum | 580+ (3.5% down) | 620+ |
| Assumable | Yes | Yes | No |
| Occupancy Required | Primary only | Primary only | Primary / Investment |
| Prepayment Penalty | Never | Never | Rarely |
| Reusable | Yes — lifetime | Yes | N/A |
Important Detail
The VA Funding Fee
Most VA loans include a one-time VA Funding Fee (1.25%–3.3% of the loan amount) paid at closing or rolled into the loan. This fee funds the VA program so future veterans can benefit — there's no taxpayer cost.
Funding Fee Exemptions
Veterans with a service-connected disability rating of 10% or higher are completely exempt from the VA funding fee — saving thousands at closing. Surviving spouses of veterans who died in service are also exempt.
Even with the funding fee, VA loans typically outperform FHA and conventional loans over time due to zero PMI and lower rates.
Utah Communities
Where Veterans Are Buying
We specialize in the communities closest to Utah's military bases, VA medical centers, and veteran support networks.
Herriman
New construction, Hill Air Force Base commute corridor
South Jordan
Top-rated schools, strong veteran community
Draper
Technology corridor, quick I-15 access
Riverton
Quiet neighborhoods, great value per sq ft
West Jordan
Affordable entry points, growing infrastructure
Lehi
Near Camp Williams, fast-growing tech hub
Ogden
Close to Hill AFB, historic character, lower prices
Salt Lake City
VA Medical Center, Fort Douglas history
Common Questions
VA Loan FAQs
Can I use a VA loan more than once?
Yes. Your VA benefit is a lifetime entitlement. Once you sell a home and pay off your VA loan, your full entitlement is restored. You can also have two VA loans at once if you have remaining entitlement.
What is the VA funding fee and can I avoid it?
The VA funding fee ranges from 1.25% to 3.3% of the loan amount depending on down payment and whether it's a first or subsequent use. Veterans with a service-connected disability rating of 10% or higher are completely exempt from the funding fee.
How does the seller concession debt payoff work?
The VA allows sellers to pay up to 4% of the loan amount in concessions. Uniquely, these concessions can be applied directly to pay off the veteran's debts — car loans, credit cards, student loans, collections, or judgments — at closing. No other loan program allows this.
Is there a VA loan limit?
Veterans with full entitlement (no current VA loan) have no loan limit — you can borrow as much as a lender will approve with 0% down. Veterans with a prior active VA loan may have limits based on remaining entitlement.
Do I need a VA appraisal?
Yes. VA loans require a VA appraisal by a VA-approved appraiser. The appraisal confirms value AND checks that the property meets VA Minimum Property Requirements (MPRs) — ensuring the home is safe, sound, and sanitary.
Can I use a VA loan for a condo or townhome?
Yes, but the condo complex must be VA-approved. We can check VA approval status on any community quickly. Many communities in the Salt Lake Valley are VA-approved.
What if my credit isn't perfect?
The VA itself sets no minimum credit score — individual lenders set their own overlays, typically 580–620. VA loans are among the most accessible mortgage products for veterans recovering from financial hardship.
How fast can I close with a VA loan?
Typically 21–30 days with a strong pre-approval in hand. VA loans are competitive offers in Utah's market — don't let anyone tell you sellers won't accept them.
You Served. Now Let Your Benefit Work for You.
Call today — we'll confirm your eligibility, explain the concession strategy, and have you pre-approved fast.
No Cost, No Obligation
Start Your VA Pre-Approval
We'll verify your eligibility, explain the concession debt payoff strategy, and walk you through every step — free.