VA home purchase loans offer a fantastic opportunity for veterans, active duty service members, and their families to achieve homeownership with confidence and ease. Unique benefits like zero down payment, no PMI, and competitive interest rates make the path to your dream home more possible than ever. However, there are a few stipulations to be aware of—including the types of properties you can buy with a VA loan.
At Commander Mortgage, our team is dedicated to equipping veterans with the tools and knowledge they need to make their dreams of purchasing a home a reality. That’s why we’ve put together this simple guide outlining everything you need to know about the types of properties you can buy with a VA loan. Let’s dive in!
First things first: regardless of what type of property you purchase with your VA loan, the initial requirement to keep in mind is that it must be your primary residence. This means it should be the home you personally intend to live in for the majority of your time. To demonstrate this intention, the VA requires that you move into your home within 60 days of closing (in most cases).
While there’s no strict rule on how long you’re required to stay in the property, the VA expects that you’ll live there for a "reasonable time"—typically at least 12 months. Life changes (like military relocation) are understandable exceptions to this rule.
It’s also worth noting that your spouse can fulfill the occupancy requirements on your behalf—so if you’re unable to move in right away, you’re still covered. Active-duty service members who are deployed can also meet this requirement if they plan to make the home their primary residence when they return.
There are several types of approved properties to purchase with your VA loan:
The most common and straightforward use of a VA loan is to purchase a single-family home. This type of property is suitable for first-time buyers and families.
While less commonly purchased with VA loans than single-family homes, multi-unit properties—like duplexes, triplexes, and fourplexes—are also an option. Purchasing a multi-unit home could be a great choice for veterans interested in house hacking or looking to make additional rental income.
Keep in mind that if you’re using your VA loan to buy a multi-unit property, you must live in one of the units to meet the primary residence requirement.
Veterans may also use VA loans to purchase condominiums in certain VA-approved condo developments. This is a viable option for urban living or first-time buyers.
To ensure a condo development is VA-approved, you can use the VA condo report lookup tool. If your condo of choice is not listed here, the project must go through the VA approval process before you can buy it with your VA loan, which can take several months.
You may also use a VA loan to purchase a manufactured or modular home, as long as it meets VA guidelines and is affixed to a foundation. Other lender-specific rules may apply.
Mobile homes are typically not eligible for purchase with VA loans—VA will not guarantee loans for those that don’t meet HUD standards or are not considered real property
VA loans can also be used to finance newly built homes, as long as the builder and plans meet VA approval requirements. This makes them a great option for buyers who want to customize their dream home from the ground up—without the need for a large down payment.
However, it’s important to know that building a home with a VA loan often involves more documentation and oversight than buying an existing property. The builder must be registered with the VA, and the home must meet VA minimum property requirements (MPRs) for safety, livability, and structural integrity.
The VA Renovation Loan—also known as a VA Rehab Loan—allows eligible buyers to buy and renovate a home with a single VA loan. This is a fantastic option for veterans who find a fixer-upper and want to transform it into the home of their dreams.
With a VA renovation loan, you can make approved repairs or improvements that bring the home up to VA standards. These could include roof repairs, plumbing or electrical upgrades, new windows, or accessibility modifications.
It’s important to note, however, that this program is limited to specific types of repairs—it can’t be used for luxury upgrades like pools or additions that significantly change the home’s footprint.
The following types of properties are not able to be purchased with a VA home loan:
Ready to start your path to homeownership? Commander Mortgage is here to help. Our dedicated VA loan experts provide personalized guidance—including guidance on eligible property types, navigating VA approval requirements, and making sure you’re set up for success from day one.
Whether you're buying your first home, investing in a multi-unit property, or exploring new construction or renovation options, we'll walk you through every step of the VA loan process with clarity and care.
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