The VA loan is the strongest financing product for buyers who qualify — when it's used correctly. This guide covers eligibility, the appraisal quirks, seller concessions, and the PCS timing tricks that active-duty buyers need to know.
Eligibility & Certificate of Eligibility (COE)
- 90+ days active duty during wartime, or 181+ days peacetime
- 6 years in Guard/Reserves or 90 days activated
- Surviving spouses of service-connected deaths may qualify
- Request COE via eBenefits, your lender, or VA Form 26-1880
Cost structure
- 0% down on loans up to the county conforming limit
- No monthly PMI (funding fee financed instead)
- Funding fee waived for 10%+ disability rating
- Seller can pay all closing costs + up to 4% concessions
VA appraisal — what to expect
- Minimum Property Requirements (MPRs) — safety, structure, roof, utilities
- Tidewater Initiative if value falls short — 48 hours to respond
- Reconsideration of Value (ROV) available with comps
- Termite (WDIIR) inspection required in Arizona, paid by seller
PCS & active-duty timing
- Start pre-approval 90 days before report date
- Use PCS orders as proof of intent to occupy
- BAH covers the mortgage in most Arizona duty stations
- MCC (Mortgage Credit Certificate) stacks with VA in some counties
Help me use my VA benefit
Tell us where you're buying or PCS'ing to. We'll follow up within one business day with matching homes and vetted VA-friendly lenders.
Help me use my VA benefit© AZ Buy N Sell · Milan & Co. powered by Orchard Brokerage · Licensed in Arizona. Provided for informational purposes; not legal, tax, or financial advice.