To every veteran, active-duty service member, Guard member, Reservist, and military family in Edmond and across the OKC metro, including the thousands who work at Tinker Air Force Base just down the road in Midwest City, thank you. The VA home loan is a benefit you earned, and it’s one of the strongest in all of mortgage lending: $0 down, no monthly mortgage insurance, and competitive rates. As Edmond’s independent mortgage broker, we make dozens of VA lenders compete for your loan and handle the paperwork so you can get on with life.
Backed by the U.S. Department of Veterans Affairs, the VA loan lets eligible buyers purchase a home with no down payment at all, and unlike FHA or low-down conventional loans, there is no monthly mortgage insurance, ever. On a typical Edmond purchase, skipping PMI alone can mean a meaningfully lower payment every single month for the same house. Add the VA guaranty, which helps lenders offer competitive rates, and it’s easy to see why we tell eligible clients to look at VA first before any other program on our loan programs shelf.
The benefit isn’t just for first purchases, either. VA loans cover purchases, rate-and-term refinances (including the streamlined IRRRL, which can lower your rate with minimal paperwork), and cash-out refinances that let you tap your home’s equity. There’s no prepayment penalty, so paying the loan off early, or refinancing when it makes sense, never costs you a dime extra. And eligible surviving spouses can use the benefit too.
Want to see what $0 down does to your numbers? Run your scenario through our mortgage payment calculator and Oklahoma closing cost estimator, then let a licensed loan officer price it for real.
Subject to credit approval and program guidelines, never a guarantee of approval.
Questions about eligibility or your COE? Call (405) 513-7700, a licensed loan officer answers, weekdays 8 AM–5 PM.
Contact our team →Between Tinker Air Force Base, Vance in Enid, Fort Sill in Lawton, and generations of Oklahomans who have worn the uniform, our state has one of the proudest veteran communities in the country. These are the general service guidelines, your exact eligibility is confirmed by your Certificate of Eligibility, and we help you get it.
Generally, 90 consecutive days of active service during wartime or 181 days during peacetime establishes eligibility. Most veterans who completed a full enlistment qualify, and current active-duty members can buy using a Statement of Service, no need to wait for separation.
Typically six years of service in the Guard or Reserves, or 90 days of active-duty service under qualifying orders, establishes eligibility. Many Oklahoma Guard members who deployed qualify years sooner than they realize. Bring us your records and we’ll check.
Un-remarried surviving spouses of service members who died in the line of duty or from a service-connected disability may be eligible for the full benefit, including the $0 down payment and, in most cases, an exemption from the funding fee. We handle these files with the care they deserve.
Not sure where you stand? We’ll help you obtain your Certificate of Eligibility (COE), in most cases we can request it electronically through the VA’s system in minutes. Have your DD-214 (or Statement of Service if you’re active duty) handy and our team takes it from there. No charge, no obligation.
Instead of monthly mortgage insurance, the VA charges a one-time funding fee that keeps the program self-sustaining. It’s typically financed into the loan, not paid out of pocket, and for many veterans it’s waived entirely. Here are the current general guidelines for purchase loans; these figures are set by the VA and can change, so your loan officer will confirm your exact fee in writing.
| Down payment | First use of benefit | Subsequent use |
|---|---|---|
| Less than 5% down (incl. $0 down) | ≈ 2.15% of loan amount | ≈ 3.30% of loan amount |
| 5% – 9.99% down | ≈ 1.50% | ≈ 1.50% |
| 10% or more down | ≈ 1.25% | ≈ 1.25% |
Important, many veterans pay no funding fee at all. Veterans receiving VA disability compensation are exempt from the funding fee, as are eligible surviving spouses and certain Purple Heart recipients on active duty. If that’s you, the VA loan’s one meaningful cost disappears entirely. We verify exemption status on every file, it’s one of the most commonly missed items we catch when reviewing quotes veterans bring us from other lenders.
Figures above are current general guidelines for purchase loans, are set by the Department of Veterans Affairs, and are subject to change. This is not a Loan Estimate.
Here’s something many Oklahoma veterans don’t know: if you have full entitlement, meaning you’ve never used your VA benefit, or you’ve sold the home and fully restored it, there is no VA loan limit. The VA guarantees a portion of whatever a lender approves you for based on your income, credit, and assets. Eligible buyers use $0-down VA loans on homes well above conventional price ranges, including in Edmond neighborhoods like Oak Tree and Coffee Creek.
If you have partial entitlement, say you’re keeping an existing VA loan while buying at a new duty station, limits tie back to the conforming loan limit, which is $832,750 for 2026 in Oklahoma counties. Borrowing beyond your remaining entitlement may require a down payment on the difference. The math has real dollars attached, so we calculate your remaining entitlement precisely before you write an offer, and if a conventional loan happens to pencil out better for your second property, we’ll tell you that too.
We pull your COE and calculate remaining entitlement before you shop, free.
Any lender can say “we do VA loans.” The difference is what happens to your file after you apply. We’re your neighbors on Santa Fe Avenue, and here’s what that means for your loan.
Every wholesale lender prices VA loans differently and applies its own credit overlays. We shop your file across dozens of them and let the best offer win, instead of you taking whatever one bank quotes.
VA appraisals come with Minimum Property Requirements, peeling paint, missing handrails, roof condition, that can stall a closing. We’ve seen it all, and we work with agents and sellers early so repairs don’t derail your contract.
The old myth that “VA loans are slow” costs veterans accepted offers. A well-prepared VA file closes as fast as any loan, and we build files right the first time, which is why local agents trust our pre-approvals.
PCS timelines, BAH budgets, buying before a report date, commutes from Edmond to Tinker, our Edmond team works with military families across the metro and speaks the language.
A 10-minute online request. We pull your Certificate of Eligibility, review income and credit, and issue a pre-approval letter that Edmond and OKC listing agents take seriously.
House-hunt with a real budget and a strategy for writing VA offers that win, including how to handle the funding fee and seller concessions in negotiations.
Under contract, we place your file with the VA lender offering the best terms for your exact scenario, lock your rate, and keep you posted at every milestone.
We quarterback the VA appraisal, underwriting, and title work, heading off MPR issues before they become delays, so you close on schedule and get your keys.
Yes, it’s reusable for life. When you sell a home and pay off the VA loan, your entitlement can be fully restored and used again. Many veterans even carry two VA loans at once using remaining entitlement, common with PCS moves. The funding fee is typically higher on subsequent uses unless you’re exempt, and we calculate your remaining entitlement before you make an offer.
For eligible borrowers, VA usually wins: $0 down, no monthly mortgage insurance, competitive rates, and no prepayment penalty. FHA requires 3.5% down plus upfront and monthly mortgage insurance; conventional needs at least 3% down with PMI until 20% equity. Every scenario is different, though, we price your file across all three and show you the real side-by-side numbers.
The VA sets no official minimum credit score, individual lender guidelines vary, and each lender applies its own overlays. Because we shop dozens of VA lenders rather than one bank’s rulebook, we can often place a file a single lender would decline, and we’ll coach you on strengthening your credit if you’re not quite there yet.
Yes. VA rules allow the seller to pay all of your ordinary loan-related closing costs, plus concessions of up to 4% of the home’s value toward things like prepaid taxes and insurance, the funding fee, or paying down your debts. Structured well, many veterans get in with very little cash out of pocket. Estimate your numbers with our Oklahoma closing cost estimator.
Absolutely. A VA loan works for a primary residence anywhere you choose to live, Edmond, Midwest City, Del City, Moore, Choctaw, or anywhere in the metro. Many Tinker families buy in Edmond for the schools and commute down I-35. Active-duty buyers can use a Statement of Service instead of a DD-214, and we’re experienced with PCS timelines and closing before report dates. Start here.
Get pre-approved for your VA loan in about 10 minutes, or call and talk it through with a licensed loan officer first, no pressure, no obligation, and straight answers about your entitlement and funding fee.