VA Loan Questions I Get From Military Buyers
Answers to some of the most common questions I hear from veterans and service members buying a home in Northern Virginia and Maryland.
I get a lot of the same VA loan questions from veterans and service members buying in Northern Virginia and Maryland. Most of them come down to the same thing: the VA loan is a great benefit, but it's not a strategy by itself. Here are the questions I hear most often, answered directly.
Can I have more than one VA loan at the same time?
Yes, as long as you have entitlement remaining and intend to occupy the property as your primary residence. You can have multiple VA loans at a time. The details depend on how much entitlement is tied up in your current home and the county loan limit where you're buying. I cover the mechanics in detail in the VA entitlement stacking guide.
If I put 0% down, what other costs should I expect?
0% down does not mean $0 needed to close. In addition to your down payment (which can be zero), you should plan for:
- Closing costs — transfer tax, title fees, settlement charges
- Prepaids and escrows — insurance, taxes, HOA reserves
- VA funding fee, if applicable — usually wrapped into the loan
- Inspections — paid out of pocket
- Appraisal — paid out of pocket
This is why buyers should ask any agent they're considering how they structure VA buyer offers if the goal is to buy with as little out of pocket as possible.
How can I reduce my closing costs?
Several levers can lower what you bring to closing:
- Seller concessions
- Lender credits
- Negotiating seller-paid costs
- Comparing lenders and their fee structures
- Using available credits strategically
Can seller credits help cover expenses at closing?
Yes, within VA rules. Seller credits are generally capped at 4% of the loan amount, and they can be used to offset closing costs like transfer tax, title fees, and other transaction costs.
A seller credit isn't simply "cash back." While you can be credited more than you owe for the transaction, you don't walk away with that money in your pocket. The VA allows you to apply an overage toward future HOA payments, debt outside of the transaction, and other approved avenues.
What about the VA funding fee?
The VA funding fee is 2.15% for first-time VA buyers and 3.3% for second-time use. It is most commonly wrapped into the loan. It is waived for disabled veterans. If you think you may qualify for a waiver, talk to your lender early — it changes your cash-to-close and your monthly payment.
Do I have to put 0% down?
No. You can put money down if you want to reduce your loan amount, lower your payment, or improve the strength of your offer. The VA loan simply doesn't require a down payment.
Does the seller have to pay my closing costs?
No. In most cases the seller will not pay your closing costs unless you build it into your offer strategy and negotiate it.
The VA loan is a benefit, not a strategy by itself
The real value comes from understanding how the loan interacts with your cash, the property you're buying, your timeline, and your long-term plans. If you're buying in Northern Virginia or Maryland, start with my VA Loan Guide for Northern Virginia and then talk to your lender about how the rules apply to your specific situation.
— Jon
