Who is eligible for a VA loan in Michigan?

VA loan eligibility generally requires active duty service of at least 90 consecutive days during wartime or 181 days during peacetime, 6 years in the National Guard or Reserves, or being the surviving spouse of a service member who died in the line of duty. A Certificate of Eligibility (COE) is required and can be obtained through the VA or through your lender.

Do VA loans really require no down payment?

Yes -- eligible veterans can purchase a home with zero down payment up to the full VA loan entitlement, with no conforming loan limit for veterans with full entitlement. There is no requirement to put any money down unless the purchase price exceeds your entitlement.

Is there mortgage insurance on a VA loan?

No -- VA loans do not have monthly mortgage insurance premiums of any kind. There is a one-time VA funding fee that most borrowers pay at closing (or roll into the loan), but no ongoing monthly insurance charge. This alone can save hundreds of dollars per month compared to FHA or conventional loans with less than 20% down.

Can I use a VA loan to buy a home in Northern Michigan?

Yes -- VA loans can be used to purchase primary residences throughout Michigan including all of Northern Michigan. The property must be the borrower's primary residence and must meet VA minimum property requirements. Manufactured homes, condos, and multi-unit properties may qualify under specific conditions.

Can I use my VA loan benefit more than once?

Yes -- VA loan benefits can be used multiple times as long as you restore your entitlement after each use. If you have paid off a previous VA loan and sold the property, your full entitlement is typically restored. In some cases, you can have two active VA loans simultaneously.

For Those Who Served Zero Down • No Mortgage Insurance

VA Loans
in Michigan.

One of the best mortgage programs that exists, full stop. If you served this country, the VA loan benefit is one of the most valuable things you earned. No down payment. No monthly mortgage insurance. Competitive rates. If you qualify, this is almost always where the conversation starts.

Check Your VA Eligibility Talk to Kirby or Angie

Quick Answer

A VA loan is a mortgage benefit earned through military service. Eligible veterans, active-duty service members, and surviving spouses can purchase a home with no down payment and no monthly mortgage insurance -- saving thousands upfront and hundreds per month compared to other programs. There is a one-time VA funding fee that most borrowers pay at closing, but veterans with a service-connected disability rating are exempt entirely. In Michigan, VA loans can be used statewide including all of Northern Michigan.

Down Payment Required

None

Monthly Mortgage Insurance

No Limit

Loan Amount (Full Entitlement)

Waived

Funding Fee if Disabled

Reusable

Benefit Can Be Used Again

What Makes the VA Loan Different

The VA loan program was established in 1944 as part of the GI Bill to help returning veterans purchase homes. It has been continuously improved since then and remains one of the strongest mortgage benefits available to any group of Americans.

The program is backed by the Department of Veterans Affairs, which guarantees a portion of each loan -- allowing lenders to offer better terms than would otherwise be available. The result is a loan with no down payment, no monthly mortgage insurance, and rates that are typically lower than conventional loans for the same borrower profile.

In Northern Michigan, we see a meaningful number of veterans buying homes -- from first-time buyers using the benefit for the first time to experienced homeowners who have used VA multiple times across different duty stations. The benefit is earned, it is yours, and if you have not used it yet, the conversation starts with a quick eligibility check.

Who Is Eligible for a VA Loan?

Veterans who served at least 90 consecutive days of active duty during wartime
Veterans who served at least 181 days of active duty during peacetime
Active-duty service members with at least 90 days of continuous service
National Guard and Reserve members with at least 6 years of service
Surviving spouses of service members who died in the line of duty or from a service-connected disability
Anyone with a Certificate of Eligibility (COE) -- we can help you get one

The VA Funding Fee -- What You Need to Know

VA loans do not have monthly mortgage insurance, but most borrowers pay a one-time VA funding fee at closing. This fee helps keep the VA loan program self-sustaining and goes directly to the Department of Veterans Affairs.

The funding fee varies based on your down payment and whether it is your first or subsequent VA loan use. It can be rolled into the loan amount so you do not need cash at closing to cover it.

Veterans with a service-connected disability rating of 10% or more are completely exempt from the funding fee. If you have a disability rating, make sure your lender knows -- it is a meaningful savings that should not be overlooked.

The VA Benefit -- By the Numbers

What VA gives you that no other standard program provides.

💰

Zero Down Payment

Eligible veterans can purchase a home with no down payment at all -- up to the full VA entitlement amount with no conforming loan limit. On a $300,000 purchase, that is $60,000 you do not have to save before buying.

🚫

No Monthly Mortgage Insurance

VA loans have no PMI or MIP -- ever. On a $300,000 loan with less than 20% down, conventional or FHA would add $150-300+ per month in mortgage insurance. VA adds zero.

📉

Competitive Rates

VA loans are backed by the government, which reduces lender risk and translates to lower interest rates for borrowers -- typically 0.25% to 0.5% below conventional for the same credit profile.

🔄

Reusable Benefit

You can use the VA loan benefit more than once. Sell your current VA-financed home, pay off the loan, and your entitlement restores. In some cases you can have two active VA loans at the same time.

🛡️

Funding Fee Waiver

Veterans with a service-connected disability rating of 10% or more are completely exempt from the VA funding fee. This can save anywhere from a few thousand to over $10,000 depending on loan size.

🏡

Flexible Property Types

VA loans work on single-family homes, certain condominiums, multi-unit properties (up to 4 units if you occupy one), and some manufactured homes -- including properties throughout Northern Michigan.

VA Funding Fee Reference Guide

The one-time fee most VA borrowers pay at closing. Can be rolled into the loan. Waived entirely for veterans with 10%+ disability ratings.

Down Payment First Use Subsequent Use

Less than 5%2.15%3.30%

5% to 9.99%1.50%1.50%

10% or more1.25%1.25%

10%+ Disability RatingExemptExempt

Funding fee rates are subject to change. Confirm current rates with Kirby or Angie at time of application. All loans subject to VA eligibility and underwriting requirements.

How the VA Loan Process Works

From confirming eligibility to closing day.

Confirm Eligibility and Obtain Your COE

We verify your military service and obtain your Certificate of Eligibility (COE) directly through the VA system -- most of the time this takes minutes. If you have a disability rating, we confirm your funding fee exemption at this step.

Get Pre-Approved

We pull credit, verify income, and issue a VA pre-approval letter. Your pre-approval tells sellers exactly what you are qualified to borrow and signals that you are a serious, ready buyer.

Find Your Home

Work with your real estate agent to find the right property. VA loans can be used on single-family homes, certain condos, and multi-unit properties throughout Northern Michigan and the rest of Michigan.

VA Appraisal and Underwriting

VA requires a specific appraisal by a VA-approved appraiser who checks both value and minimum property requirements. We manage this process and keep you informed throughout underwriting.

Close and Get Your Keys

Once clear to close, we review final numbers together. Your funding fee is either paid at closing or rolled into the loan. You sign, and you get your keys -- with zero down payment and no mortgage insurance ever.

Frequently Asked Questions

VA loan eligibility generally covers veterans with 90+ consecutive days of active duty during wartime, 181+ days during peacetime, active-duty service members with 90+ days of continuous service, National Guard and Reserve members with 6+ years of service, and surviving spouses of service members who died in the line of duty. We can confirm your eligibility and obtain your Certificate of Eligibility quickly -- call or text Kirby at 231-709-3136 or Angie at 616-581-6123.

Yes -- eligible veterans with full entitlement can purchase a home with no down payment, with no conforming loan limit. You are not required to put any money down unless the purchase price exceeds your entitlement. On a $400,000 home, zero down means zero -- you can literally close without a down payment check.

The VA funding fee is a one-time charge paid to the Department of Veterans Affairs that helps keep the program self-funded. It ranges from 1.25% to 3.30% of the loan amount depending on your down payment and whether it is your first use. It can be rolled into the loan. Veterans with a service-connected disability rating of 10% or more are completely exempt -- this is one of the most commonly missed benefits, so make sure your lender knows your disability status before you apply.

Yes -- VA benefits can be used multiple times. Once you sell your VA-financed home and pay off the loan, your entitlement typically restores fully and you can use the benefit again. In some circumstances, veterans can carry two active VA loans simultaneously -- for example, when PCS orders require a move before the first home is sold. We handle both scenarios regularly.

VA loans can be used on manufactured homes that meet specific VA requirements -- including being on a permanent foundation, titled as real property, and meeting VA minimum property requirements. Northern Michigan has a significant manufactured home market and this is something Kirby and Angie handle regularly. Call us with the property details and we can tell you quickly whether it qualifies.

The VA itself does not set a minimum credit score, but lenders typically require a 580-620 minimum. Union Home Mortgage has its own overlays that we will walk you through during pre-qualification. VA loans are generally more flexible on credit history than conventional loans, though significant recent derogatory credit will still need to be addressed.

You Earned This Benefit.
Let's Put It to Work.

If you served and you are buying a home in Michigan, the VA loan conversation starts here. No down payment, no mortgage insurance, competitive rates. Five minutes to find out what you qualify for.

Check VA Eligibility Now Schedule a Free Consultation

Kirby and Angie Mortgage Loan Team | Union Home Mortgage | NMLS #2229229 | Angie Anderson NMLS #1999286 | Kirby Slocum NMLS #680817 | Licensed in Michigan, Ohio, and Indiana | Equal Housing Lender. VA loan products are subject to VA eligibility requirements, VA guidelines, and lender overlays. Funding fee rates subject to change per VA guidelines. Veterans with service-connected disabilities should confirm exemption status with their lender. All loans subject to credit approval and underwriting review. Information provided is for educational purposes and does not constitute a loan commitment or guarantee of financing.

VA Loansin Michigan.