At Keller Williams Realty Sonoran Living, I want to take a moment to thank all our veterans and active-duty service members for their dedication and sacrifice. Your service allows us the freedoms we enjoy every day, and I am honored to help veterans achieve the dream of homeownership.
As the daughter of a World War II veteran and the mother of two sons who are Iraq Combat Veterans, I deeply understand the power of the VA loan benefit. More than just a mortgage program, it’s a hard-earned reward for your service and sacrifice. I consider it a privilege to help veterans and their families use this important benefit to achieve homeownership.
One of the best ways to do that is through the VA Home Loan program—a powerful benefit designed exclusively for those who have served.
Why Choose VA Loans in Phoenix?
VA loans offer unique advantages that make buying a home more affordable and accessible:
- 0% Down Payment – Eligible buyers can purchase with 100% financing, making homeownership possible without saving for a large down payment.
- Lower Interest Rates – VA loans often offer better pricing compared to conventional loans.
- No Monthly Mortgage Insurance (PMI) – Conventional buyers who put down less than 20% must pay private mortgage insurance (PMI) each month, which can add hundreds of dollars to the monthly payment. With VA loans, there’s no PMI at all, which saves veterans significantly and makes their monthly payment much lower.
- Flexible Credit Guidelines – VA loans are more forgiving, making it easier for veterans to qualify.
- Fast Closings – Many VA loans close in as little as 20 days.
👉 Learn more about the steps to financing in my blog on Applying for a Mortgage
How This Helps Veterans
Reach Homeownership Sooner
Because no down payment is required, VA financing helps eligible buyers purchase now instead of waiting years to save.
Save Thousands Over Time
Without monthly PMI and with lower interest rates, veterans can save hundreds every month and tens of thousands over the life of their loan.
Busting VA Loan Myths
Many veterans think VA loans are a one-time benefit. That’s not true! You can use your VA loan benefit more than once, as long as eligibility guidelines are met.
What Surprises Veterans About VA Loans
Even veterans who know about VA loans are often surprised by the benefits and flexibility:
- No Down Payment Required – 100% financing is often unexpected.
- No PMI – A major monthly savings compared to conventional loans.
- Can Be Used More Than Once – VA loans are reusable, even multiple times.
- Multi-Family Options – Veterans can buy up to 4 units if they live in one.
- Fast Closings – VA loans can close just as quickly as conventional loans.
- No Loan Cap (with full entitlement) – Veterans are not restricted to a set loan amount.
- Funding Fee Waivers – Veterans with a service-connected disability rating do not pay the VA funding fee.
- Two VA Loans at Once – Sometimes possible with remaining entitlement.
VA Loan FAQs and Common Myths
Frequently Asked Questions
Do I need to be a first-time homebuyer to use a VA loan?
No. VA loans can be used multiple times.
Can I buy an investment property with a VA loan?
Not directly—VA loans are for primary residences. But veterans can buy multi-family homes (up to 4 units) if they live in one unit, and later convert the property to a rental.
Are VA loans only for single-family homes?
No. They can be used for VA-approved condos, some townhomes, and multi-units.
Do VA loans take longer to close?
No. With the right lender, VA loans often close in 20–25 days.
Is there a maximum purchase price?
Not anymore for veterans with full entitlement. Loan limits depend on income, credit, and lender guidelines.
Are spouses eligible for VA loans?
Yes! Certain surviving spouses of veterans may qualify for VA loan benefits. For example, spouses of service members who died in service or from a service-connected disability may be eligible.
Common VA Loan Myths
Myth #1: VA loans can only be used once.
Reality: They can be used multiple times.
Myth #2: VA loans are slow.
Reality: They close as fast as other loans with the right lender.
Myth #3: Only first-time buyers can use VA loans.
Reality: Any qualified veteran (or eligible spouse) can use the benefit.
Myth #4: VA appraisals make selling harder.
Reality: They are similar to conventional appraisals, just ensuring the home is safe and sound.
Myth #5: VA loans require PMI.
Reality: They never require PMI, even with no down payment.
Myth #6: All veterans pay a funding fee.
Reality: Veterans with service-connected disabilities (and eligible surviving spouses) are exempt.
VA Loan Assumability – A Hidden Advantage
Another powerful feature veterans often don’t realize is that VA loans are assumable.
- A buyer can take over the veteran’s existing VA loan when purchasing the home.
- This is attractive if the veteran’s loan has a lower interest rate than current market rates.
- Assumptions can also mean lower closing costs compared to new financing.
- The buyer does not have to be a veteran to assume the loan—they just need to qualify with the lender.
⚠️ Veterans should always confirm that their VA entitlement is released during the assumption process. If not, their eligibility may remain tied to that loan.
Why Home Inspections Are Essential in Arizona
Even with the advantages of a VA loan, protecting your investment means understanding the condition of the property before closing. That’s where home inspections come in.
In Arizona, I recommend not only the general home inspection but also specialized inspections for:
- Roof inspection
- HVAC inspection
- Pool inspection (if applicable)
- Sewer line scope
- Termite inspection
These inspections uncover issues that are often hidden when a buyer is touring the home. Problems with the roof, HVAC, or attic systems may not be visible until a professional evaluates them.
How Inspections Protect VA Buyers
With the results of these inspections, buyers can be fully prepared to:
- Understand the home’s true condition before closing.
- Request seller repairs, especially for safety and security items like electrical and plumbing issues.
- Avoid repair surprises after closing that can strain a buyer’s budget.
- Recognize that while buyers usually don’t ask for cosmetic repairs, serious system issues (roof, AC, sewer, termites, attic problems) can and should be addressed before moving forward.
This step is one of the most powerful negotiation tools a VA buyer has—and it ensures the home you purchase is safe, sound, and ready for your family.
Final Thoughts
As the daughter of a WWII veteran and mother of two sons who are Iraq Combat Veterans, I know firsthand that veterans and their families have earned this important benefit. The VA loan is more than a mortgage program—it’s a path to affordable, sustainable homeownership for those who have given so much.
And it’s not just for veterans—eligible surviving spouses may also qualify, ensuring military families continue to benefit from this powerful program.
When using a VA loan (or any loan), it’s essential to invest in the right inspections. In Arizona, I recommend:
- General home inspection
- Roof inspection
- HVAC inspection
- Pool inspection (if applicable)
- Sewer line scope
- Termite inspection
With these inspections, buyers are prepared to fully understand the condition of the home. This allows them to request seller repairs before closing, particularly for safety and security items like electrical and plumbing issues. Buyers usually don’t ask for cosmetic items, but critical issues such as roof, HVAC, or attic problems—which may not be visible during a showing—can and should be addressed during negotiations.
The last thing a buyer wants is repair surprises after closing, and these inspections provide peace of mind while protecting your investment.
Why Call Shirley Coomer?
With over 20 years of real estate experience in the Phoenix market, I bring the knowledge, negotiation skills, and local expertise veterans need when buying a home. VA buyers deserve an agent who not only understands the VA loan process but also the local communities, inspections, and negotiation strategies that protect their best interests.
When you work with me, you’ll have a trusted advocate through three critical negotiation points that can save you money:
1️⃣ Initial offer – based on comparable sales and current market activity.
2️⃣ Repair negotiations – addressing safety, system, and major issues.
3️⃣ Appraisal review – protecting you if the property does not appraise at contract value.
📞 Call me today at 602-770-0643 or email me at scoomer@kw.com
As the daughter of a WWII veteran and mother of two Iraq Combat Veterans, I would be honored to serve those who have served us.
Let me put my experience to work to help you find your home—and protect your investment—from start to finish.