VA Loan Specialist · Reno, NV
VA Loan Realtor in Reno, NV: Buy with $0 Down
You earned the VA home loan. I’ll help you use every bit of it. I’m a U.S. Air Force service member with 9 years in uniform, and I help veterans and military families buy in Reno, Sparks, Fernley and Fallon without the confusion.
$0 Down Payment
Up to 100% financing on a primary residence, with no VA loan limit for full entitlement.
No Monthly PMI
Skip the $100 to $300 a month conventional buyers pay for mortgage insurance.
Competitive Rates
VA-backed loans typically price below comparable conventional loans.
Reusable Benefit
Entitlement can be restored and used again for your next PCS.
Free VA Eligibility Check
Do you qualify for a VA loan?
Answer 4 quick questions. No credit check, no obligation. Alex will follow up with your next steps and connect you with a VA-experienced lender for your Certificate of Eligibility.
- Active duty with 90+ continuous days of service
- Veterans who meet minimum service requirements (generally 90 days in wartime or 181 days in peacetime)
- National Guard and Reserve members with 6+ years, or 90+ days of Title 10 active duty
- Some surviving spouses of service members
This tool is a planning aid, not an official VA determination. Your lender confirms eligibility with a Certificate of Eligibility (COE).
The 2026 Reno VA Loan Guide
How to buy a home in Reno with a VA loan
Reno and Sparks home prices sit well above the national median, which is exactly why the VA loan matters here. On a $550,000 home, a conventional buyer putting 5% down needs $27,500 plus monthly mortgage insurance. A VA buyer can put $0 down with no PMI. Here is what you need to know to use it well.
1. Entitlement and loan limits
Your entitlement is the amount the VA guarantees to your lender. With full entitlement (you have never used your benefit, or you have paid off and sold the home you bought with it), there is no VA loan limit. You can borrow as much as a lender approves with $0 down. If you still have an active VA loan, your remaining entitlement and the county loan limit determine how much you can buy without a down payment.
2. The VA funding fee (2026)
The funding fee is a one-time charge that keeps the program running. It is usually rolled into the loan, so it does not come out of pocket.
| Down payment | First use | Subsequent use |
|---|---|---|
| Less than 5% | 2.15% | 3.30% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
Exempt from the fee? Veterans receiving VA disability compensation (or with a proposed or memorandum rating before closing), eligible surviving spouses, and active duty Purple Heart recipients generally pay no funding fee. On a $500,000 loan that saves $10,750.
3. Using BAH to qualify
Lenders count your Basic Allowance for Housing as income. Because BAH is non-taxable, many lenders can gross it up, which often helps active duty buyers qualify for more than they expect. Look up your rate with the official DoD BAH calculator.
4. The VA appraisal and minimum property requirements
Every VA purchase gets a VA appraisal that confirms value and checks Minimum Property Requirements (MPRs): safe, sound and sanitary. Common issues are peeling paint on older homes, missing handrails, roof wear, and broken heating. I flag likely MPR problems during showings, so you are not surprised two weeks into escrow. The VA appraisal is not a home inspection; I always recommend both.
5. Writing a VA offer that wins
Some listing agents still believe VA loans are slow or complicated. They are not, when the buyer side is prepared. I call the listing agent before we submit, explain the appraisal process, show a strong pre-approval, and structure terms (closing date, concessions, appraisal gap strategy when appropriate) so your offer competes with conventional buyers.
6. Closing costs and seller concessions
VA rules limit the fees a veteran can be charged. Sellers may pay your normal closing costs plus up to 4% of the loan amount in concessions, which can cover the funding fee, prepaid taxes and insurance, or even pay down debt to help you qualify.
7. Nevada perks for veterans
Nevada has no state income tax, which matters to retirees and anyone leaving a high-tax state. Nevada also offers a veterans’ property tax exemption and a larger exemption for veterans with a service-connected disability rating of 60% or more. Amounts adjust each year; apply through the county assessor (Washoe County for Reno and Sparks, Churchill County for Fallon).
8. When you PCS again
VA loans are assumable by qualified buyers, which can be a big selling point if you bought at a low rate. Many military families also keep their Reno home as a rental and use remaining entitlement to buy at their next duty station. I can walk through both options before you decide.
VA Buying Timeline
Pre-approval to keys in 30 to 45 days
Strategy call
Your goals, report date and budget.
COE and pre-approval
Pulled electronically by the lender in most cases.
Tour and offer
In person or by live video.
Inspection and VA appraisal
Usually ordered in the first week of escrow.
Underwriting and closing
Remote signing available if you are not here yet.
Need a lender? I work closely with Drake Riley at Omega Mortgage Group, who specializes in VA, FHA and conventional purchase loans.
Talk VA Loans With Alex
Get a straight answer on your entitlement, budget and next step.
VA Loan FAQ
Reno VA loan questions
Is there a VA loan limit in Reno or Washoe County?
Not if you have full entitlement. Since 2020, borrowers with full VA entitlement have no VA loan limit; you are limited only by what a lender approves you for. If part of your entitlement is tied up in another VA loan, the county conforming loan limit is used to calculate how much you can borrow with $0 down.
How much is the VA funding fee in 2026?
For a purchase with less than 5% down, the funding fee is 2.15% of the loan amount for first-time use and 3.3% for subsequent use. It drops to 1.5% with 5% down and 1.25% with 10% or more down. Veterans receiving VA disability compensation, eligible surviving spouses and Purple Heart recipients on active duty are generally exempt. The fee can be rolled into the loan.
Can I count my BAH as income for a VA loan?
Yes. Lenders count Basic Allowance for Housing and other non-taxable military allowances as qualifying income. Because they are non-taxable, many lenders can also "gross them up," which can increase the amount you qualify for.
Can I use a VA loan to buy in Reno while I am still stationed somewhere else?
Yes, as long as you intend to occupy the home as your primary residence, usually within 60 days of closing (active duty members with orders have some flexibility, and a spouse can satisfy occupancy). Alex regularly handles video tours and remote closings for out-of-state buyers.
Do VA loans have closing costs?
Yes, but VA rules limit which fees a veteran can be charged, and the seller can pay closing costs plus up to 4% of the loan in concessions. A well-written offer can often shift most of your cash-to-close to the seller.
Can I use my VA loan more than once?
Yes. Your entitlement is restored when a prior VA loan is paid off and the home is sold, and you may be able to use remaining entitlement to buy again even while keeping your first VA-financed home as a rental.
Can I buy a condo or townhome in Reno with a VA loan?
Yes, as long as the condo project is on the VA approved list or can be approved. Alex checks VA approval before you fall in love with a unit.
Ready to use your VA loan?
Call or text Alex for a free VA buying strategy call. Same-day response.