VA Home Loans in Southeast Michigan
You earned it, so use it. Tania Yatooma, a Swift Home Loans mortgage specialist with more than 10 years of mortgage experience, helps veterans, active-duty service members, Guard and Reserve members and surviving spouses buy with $0 down and no monthly mortgage insurance, and refinance with a VA streamline (IRRRL) or VA cash-out loan.
- $0 down payment
- No monthly PMI
- VA refinance options
- Free COE help
Check Your VA Loan Options
Tell Tania what you're planning. She'll reply personally, usually the same business day.
- Down payment
- $0 with full entitlement
- Monthly mortgage insurance
- None
- Funding fee
- 2.15% first use, $0 if exempt
- Your mortgage specialist
- Tania Yatooma · 10+ yrs
Why VA Loans Are Hard to Beat
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs and made by approved lenders. For most eligible buyers, it's the lowest-cost way to buy a home.
$0 down
No down payment for eligible borrowers with full entitlement, at any price you qualify for.
No monthly PMI
VA loans never carry monthly mortgage insurance, even with nothing down.
Competitive rates
VA rates are often lower than comparable conventional rates.
Limited closing costs
The VA limits certain fees, and sellers can pay up to 4% in concessions plus normal closing costs.
Estimate Your VA Loan Payment and Funding Fee
See your loan amount with the funding fee financed, plus an estimated monthly payment including property taxes and insurance.
- Base loan amount
- $0
- Funding fee (financed)
- $0
- Total loan amount
- $0
- Principal & interest
- $0
- Property taxes
- $0
- Insurance
- $0
- Mortgage insurance
- $0
Estimate only, not a loan offer. 30-year fixed. Excludes HOA dues and closing costs. Funding fee rates from VA.gov (effective April 7, 2023).
VA Funding Fee Chart
The funding fee is a one-time charge that helps keep the VA program running. It's a percentage of the loan amount and can be paid at closing or financed.
| Loan type | First use | After first use |
|---|---|---|
| Purchase, less than 5% down | 2.15% | 3.3% |
| Purchase, 5% or more down | 1.5% | 1.5% |
| Purchase, 10% or more down | 1.25% | 1.25% |
| Cash-out refinance | 2.15% | 3.3% |
| Interest Rate Reduction Refinance (IRRRL) | 0.5% | 0.5% |
Source: U.S. Department of Veterans Affairs, rates effective April 7, 2023. Exempt borrowers, including veterans receiving VA disability compensation, pay no funding fee.
VA vs. FHA vs. Conventional for Veterans
If you're eligible, it's worth running all three. VA usually wins with little down; conventional can win with 20% down.
| VA loan | FHA loan | Conventional | |
|---|---|---|---|
| Minimum down | $0 | 3.5% | 3% |
| Monthly mortgage insurance | None | Yes, annual premium | PMI under 20% down |
| Upfront fee | Funding fee (0% if exempt) | 1.75% upfront premium | None |
| Loan limit (Oakland/Macomb, 1-unit, 2026) | None with full entitlement | $541,287 | $832,750 (jumbo above) |
| Seller concessions | Up to 4% plus normal closing costs | Up to 6% | 3%–9% depending on down payment |
| Property rules | VA minimum property requirements; VA-approved condos | FHA property standards | Most flexible |
For Selfridge, Guard and Reserve Families
Selfridge Air National Guard Base in Harrison Township, Macomb County, is home to Guard, Reserve and active-duty members and their families. Many live in Macomb County or commute from Oakland County communities like Troy, Rochester Hills and Royal Oak.
- Get your Certificate of Eligibility early. Tania can usually pull it online in minutes.
- PCS orders? You can buy before you arrive. VA generally expects you to move in within a reasonable time, often 60 days.
- Guard and Reserve members who meet the service requirements have the same VA benefit.
- Already own with VA? A VA streamline refinance (IRRRL) can lower your rate with limited paperwork.
- Need cash? A VA cash-out refinance can tap equity. The VA allows up to 100% of value, though many lenders cap it lower.
Your path to closing
- 10-minute callShare your goals, budget and timeline.
- Pre-approval or options reviewTania reviews income, assets and credit and recommends a program.
- Offer or applicationShop with confidence, or start your refinance.
- Appraisal, approval & closingTania keeps your file moving and you updated.
Good to Know for Michigan Veterans
Disabled veteran tax exemption
Michigan exempts the principal residence of veterans with a 100% service-connected disability rating or individual unemployability from property taxes. File with your local assessor.
Taxes reset when you buy
A home's taxable value uncaps after a sale, so budget on the new value, not the seller's bill.
File your PRE
A Principal Residence Exemption (Form 2368) exempts your home from up to 18 mills of school operating taxes.
VA appraisal
The VA appraiser checks value and minimum property requirements such as safe heating, a sound roof and no peeling paint on older homes.
VA Loan Questions from Michigan Veterans
Who is eligible for a VA home loan?
Generally, veterans and service members who meet minimum service requirements (for example, 90 consecutive days of active service during wartime or 181 days in peacetime, or six years in the National Guard or Selected Reserve), plus certain surviving spouses. Your Certificate of Eligibility (COE) confirms your eligibility and entitlement, and Tania can usually request it for you.
Is there a VA loan limit in Oakland and Macomb County?
Not if you have full entitlement. Since 2020, borrowers with full VA entitlement have no VA loan limit, though you still need to qualify for the payment. If part of your entitlement is tied up in another VA loan, the county conforming limit ($832,750 for a one-unit home in Oakland and Macomb counties in 2026) is used to figure how much you can borrow with no money down.
How much is the VA funding fee?
For a purchase with less than 5% down, the VA funding fee is 2.15% of the loan amount on first use and 3.3% on later use. It drops to 1.5% with 5% down and 1.25% with 10% or more down. The IRRRL fee is 0.5%. The fee can be financed into the loan.
Who is exempt from the VA funding fee?
Veterans receiving VA compensation for a service-connected disability, surviving spouses receiving Dependency and Indemnity Compensation, service members with a qualifying pre-discharge disability rating, and active-duty Purple Heart recipients, among others. An exemption can save thousands of dollars at closing.
Can I use my VA loan benefit more than once?
Yes. VA entitlement can be restored after you sell and pay off a VA loan, and in some cases you can have more than one VA loan at the same time using remaining entitlement. The funding fee is higher on subsequent use unless you're exempt or put at least 5% down.
Can I buy a condo with a VA loan in Michigan?
Yes, if the condominium project is approved by the VA. Tania can check a building's VA approval status before you write an offer.
Do Michigan disabled veterans get a property tax break?
Yes. Michigan exempts the principal residence of a veteran with a 100% service-connected disability rating, or who is rated individually unemployable, from property taxes. The exemption is filed with your local assessor. Check the current requirements with your city or township assessor.
More for Veterans and Military Families
Tania helps buyers and homeowners across Oakland County, Macomb County and Southeast Michigan. See all loan programs and service areas.
Ready to Use Your VA Benefit?
Get your Certificate of Eligibility, a VA pre-approval and a side-by-side comparison from a mortgage specialist with 10+ years of experience.