Who Can Qualify for a VA Loan (Even If They Don’t Think They Do)

As a real estate agent & advisor, part of my job is helping buyers uncover options they didn’t realize they had. 

One of the biggest missed opportunities I see involves VA loans. Many people who qualify as a “veteran” under government guidelines don’t identify that way personally—and because of that, they never explore VA financing. Over the years, I’ve helped multiple buyers learn that their service history was enough to unlock benefits they assumed were out of reach.

If you're unsure, I can absolutely help you figure your status, get you in touch with the right lender, and game plan with you.

Contact me HERE

Who qualifies? 

If you fall under any of these scenarios below...

1. Active Duty Service Members

• Currently serving, after 90 consecutive days of active service (wartime)

• Or 181 days (peacetime)

Many assume you have to be out of the military already—not true.

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2. Veterans (Honorably Discharged)

You may qualify if you served:

• 90 days during wartime

• 181 days during peacetime

• 24 months of continuous service (or the full period you were called to serve)

Even shorter service periods can qualify depending on when and why you served.

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3. National Guard & Reserve Members (Big One People Miss)

This is one of the most commonly overlooked groups.

You may qualify if:

• You served 6 years in the National Guard or Reserves

• OR you were activated for federal service (Title 10) for at least 90 days

• OR you were discharged due to a service-related disability

Many Guard and Reserve members assume VA loans are “active-duty only”—they’re not.

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4. Recently Separated Service Members

If you:

• Completed your service

• Received an honorable discharge

• Separated fairly recently

You may still qualify even if you don’t consider yourself a “veteran” yet.

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5. Surviving Spouses

VA loan eligibility may extend to:

• Un-remarried surviving spouses of service members who died in the line of duty

• Or veterans who passed away due to a service-related disability

This is another group that often doesn’t realize they qualify.

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Why So Many People Don’t Realize They’re Eligible

• They didn’t serve “long enough” (they often did)

• They were Guard or Reserve

• They didn’t deploy

• They aren’t retired military

• No one ever explained VA eligibility clearly

VA loan rules are based on service type and duration, not combat experience or career length.

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The Easiest Way to Know for Sure

Eligibility is confirmed through a Certificate of Eligibility (COE).

• A lender can usually pull this in minutes

• No commitment, no pressure

• It simply confirms whether the VA recognizes your service for loan benefits

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Are VA Loans Assumable? Answer: Yes

VA loans are assumable, which means a qualified buyer can take over the seller’s existing VA mortgage at the same interest rate, remaining balance, and terms—instead of getting a brand-new loan.

Here’s how it works and who can assume one:

How VA loan assumption works

• The buyer applies with the current loan servicer for a VA loan assumption approval

• The buyer must meet credit and income standards (similar to qualifying for a mortgage)

• The buyer assumes the remaining loan balance, not the original purchase price

• If the home value is higher than the loan balance, the buyer usually brings cash or secondary financing to cover the difference

• Once approved, the buyer becomes fully responsible for the loan

Who can assume a VA loan

This is where many people get surprised 👀

1. Veterans or active-duty service members

• If the buyer is VA-eligible, they can assume the loan and substitute their own VA entitlement

• This restores the seller’s VA entitlement, allowing the seller to use another VA loan in the future

2. Non-veterans (yes, civilians too)

• VA loans can be assumed by non-veterans

• The big caveat: the seller’s VA entitlement typically remains tied up in the loan

• This can limit how much VA loan benefit the seller can use later unless the loan is paid off or assumed by another eligible veteran

Why assumable VA loans matter right now

In a higher-rate environment, assumable VA loans can be a huge advantage, especially if the existing rate is well below today’s market rates. Buyers may save hundreds per month, and sellers can market their home with a powerful differentiator most people don’t even realize exists.

Why This Matters

VA loans offer:

• $0 down payment

• No monthly mortgage insurance

• Competitive interest rates

• More flexible credit guidelines

For many buyers, this can mean thousands saved upfront and every month.

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VA Loan Fun Facts:

Annual VA Loan Usage

• In fiscal year 2024, the U.S. Department of Veterans Affairs guaranteed about 416,000 VA loans — meaning that many individual VA-backed loans were issued that year. 

• Previous years show similar activity, with hundreds of thousands of loans guaranteed annually — though exact totals fluctuate with market conditions and interest rates. 

 Long-Term Perspective

• Over the life of the program (since 1944), the VA has now guaranteed over 29 million VA home loans. 

• Nearly 4 million service members and veterans currently have active VA-guaranteed loans. 

What This Means:

While millions of veterans are eligible for VA loans based on service, only a fraction actually close one in any given year — for instance, around 400–500 k loans annually recently. That gap highlights both the scale of the opportunity and the potential number of eligible buyers who aren’t currently using the benefit!

Reach out to me anytime! God bless you & yours if you have served or are serving! 

I truly appreciate your sacrifice!