VA Loan Guide for San Antonio
VA loans let eligible military families buy a home with $0 down, no PMI, and some of the lowest interest rates available. Jonathan Morris, as a dual-licensed Realtor and MLO, handles the entire VA loan process from Certificate of Eligibility to closing — in-house, with no handoffs.
What Is a VA Loan?
A VA loan is a home loan benefit guaranteed by the U.S. Department of Veterans Affairs. It is available to eligible veterans, active-duty service members, and surviving spouses. The VA does not lend money directly — instead, it guarantees a portion of the loan with private lenders, which allows those lenders to offer better terms to borrowers.
The program was created in 1944 as part of the original GI Bill, giving returning World War II veterans a path to homeownership. Today, it remains one of the most powerful mortgage programs available — offering $0 down payment, no private mortgage insurance, and some of the lowest interest rates on the market.
I process VA loans every day — it is not a side gig, it is my specialty. As a dual-licensed Realtor and Mortgage Loan Officer, I handle both the real estate and the financing, which means your VA loan experience is faster, simpler, and has fewer moving parts. If you have questions about whether a VA loan is the right fit, that is exactly what I am here for.
What Are the Benefits of a VA Loan?
$0 Down Payment
Buy a home with no money down. This is one of the biggest advantages over conventional and FHA loans, and it is available on VA loans up to any amount you qualify for.
No Private Mortgage Insurance (PMI)
VA loans do not require PMI. That saves you $200 to $400 per month compared to a conventional loan with less than 20% down — real money back in your pocket every month.
Competitive Interest Rates
VA loan interest rates are typically lower than conventional loan rates. The VA guarantee reduces the lender's risk, and that savings gets passed on to you in the form of a lower rate.
Limited Closing Costs
The VA limits what lenders can charge in closing costs, and sellers can pay up to 4% in concessions to help cover remaining buyer costs — making your out-of-pocket expenses significantly lower.
No Prepayment Penalty
Pay off your VA loan early with no penalty. Whether you refinance, sell, or make extra principal payments, you will never be charged a fee for paying down your balance faster.
Assumable Loans
A qualified buyer can take over your existing VA loan at its current interest rate. In today's rate environment, a 2.5% or 3% assumable VA loan is a powerful selling point.
Am I Eligible for a VA Loan?
Service Requirements
90 days active duty during wartime — if you served at least 90 consecutive days of active-duty service during a wartime period, you likely qualify.
181 days during peacetime — at least 181 consecutive days of active-duty service during peacetime meets the requirement.
6+ years in the National Guard or Reserves — members with at least six years of service in the Guard or Reserves are eligible.
Surviving spouse — the surviving spouse of a service member who died in the line of duty or from a service-connected disability may also be eligible.
Discharge Status
You must have been discharged under honorable conditions. A general discharge may still qualify depending on the circumstances. Dishonorable discharge disqualifies you from VA loan benefits.
Certificate of Eligibility (COE)
To apply for a VA loan, you need a Certificate of Eligibility from the VA. This document verifies your service history and entitlement. As your MLO, I can help you obtain your COE directly through the VA's eBenefits portal or your lender's VA system — it is a quick process and I handle it as part of your pre-approval. You can also apply online at VA.gov.
When Your Agent Is Also Your MLO
Most buyers have a realtor and a loan officer who have never spoken to each other. That costs time and creates headaches. With me, that separation does not exist.
As a dual-licensed Realtor and Mortgage Loan Officer, I can pre-qualify you and start your home search at the same time. There is no handoff between two strangers. I know exactly what you qualify for before you tour a single home, which means every home we look at is one you can actually buy.
Parallel Process
Financing and home search move together from day one. No waiting for the other side to catch up.
Know Your Budget First
I know exactly what you qualify for before you step inside a single home. No surprises, no wasted showings.
One Number, One Team
One phone number. One conversation. One team that knows every detail of your deal — from financing to keys in hand.
How Much Is the VA Funding Fee?
The funding fee can be financed into the loan — you do not have to pay it out of pocket. Veterans with service-connected disabilities are exempt from the funding fee entirely. This is a significant savings. If you have a disability rating, let me know during pre-approval.
VA Loan Limits (2026)
Full Entitlement = No Loan Limit
Here is the good news: if you have your full VA loan entitlement (meaning you have never used a VA loan, or your previous VA loan has been paid off and your entitlement restored), there is no loan limit. You can borrow as much as a lender is willing to give you, with $0 down. The VA guarantee covers 25% of the loan amount above $144,000 — there is no cap.
Reduced Entitlement
If you currently have an active VA loan or have had one go to foreclosure, you may have reduced entitlement. In that case, county-based conforming loan limits apply. For Bexar County (San Antonio) and Guadalupe County (New Braunfels, Schertz, Cibolo), the 2026 conforming loan limit is $806,500. If you are in this situation, Jonathan can run the numbers with you to see how much you can borrow with your remaining entitlement.
VA Loans and New Construction
Yes, you can absolutely use a VA loan for new construction. The process involves a VA appraisal on the property once construction is complete (or near completion), and the builder must meet certain VA standards. This is something I coordinate regularly with local builders in New Braunfels, Schertz, Cibolo, and across the San Antonio area.
Here is what matters: builder contracts are written by the builder's attorneys, and they tend to favor the builder. Having a buyer's agent who is also your loan officer means your interests are protected from contract to close. I review the purchase agreement with a builder's contract in one conversation, not through two separate offices trying to coordinate over email.
If you are looking at new construction near JBSA or anywhere in our service area, I can help you navigate builder incentives, lot premiums, upgrade pricing, and contract terms — all while managing your VA loan financing in-house.
VA Assumable Loans
A VA assumable loan means a qualified buyer can take over the seller's existing VA loan — including the original interest rate. If a seller purchased their home when rates were 2.5% or 3%, a buyer assuming that loan gets a rate that is significantly lower than today's market. In a high-rate environment, this is a huge advantage.
Not every VA loan is assumable, and the buyer must meet the lender's qualification requirements to take over the loan. But when it works, it can save the buyer thousands of dollars over the life of the loan compared to financing at current rates.
I actively track assumable-loan listings in the San Antonio area. If you want to explore this option, let me know — I can identify which properties on the market have assumable VA loans and walk you through the process.
Texas Veterans Property Tax Exemption
Texas offers a property tax exemption for eligible veterans. If you have a disability rating from the VA, you may qualify for a property tax exemption of up to $12,000 off your assessed value. The exemption amount scales with your disability rating, and a 100% disabled veteran may qualify for a full property tax exemption on their primary residence.
This benefit is administered through the Texas General Land Office (GLO). It applies to your primary residence in Texas and is separate from the standard homestead exemption.
For full details and to apply, visit the Texas General Land Office — Veterans Portal.
Frequently Asked Questions
Have Questions About the VA Loan Process?
Jonathan answers them every day — as both your Realtor and your MLO. No handoffs, no runaround. One call gets you everything you need.
Jonathan Morris — Realtor (TX #794969) · MLO (NMLS# 2792614)
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