For home buyers
VA Loans in Michigan
VA loans are backed by the U.S. Department of Veterans Affairs for eligible service members, veterans and some surviving spouses. Samantha checks your Certificate of Eligibility, your entitlement and the funding fee before anything else.
- No credit pull to talk
- Licensed mortgage broker, NMLS 2041154
VA Loan
Key benefits
Request Your COE Early
Your Certificate of Eligibility shows your entitlement and whether the funding fee applies. VA issues it online.
Up to Four Units
You can buy a home with up to four units if you live in one of them.
Michigan Property Tax Relief
A qualifying disabled veteran can claim a full homestead exemption under MCL 211.7b. The questions below say how.
VA against FHA: what the benefit is actually worth
Both are built for buyers with little saved for a down payment. The difference is what you pay every month for the privilege, and whether you ever get it back.
| What decides it | VA | FHA |
|---|---|---|
| Monthly mortgage insurance | None. Not at any down payment, not ever. | Required, and for the life of the loan when it starts above 90% of the home’s value. |
| Cash needed at closing | Down payment options for eligible borrowers with full entitlement, but closing costs still apply unless seller or lender credits cover them. | A low minimum down payment, plus closing costs. |
| The one-time fee | A one-time funding fee set by VA. It depends on the down payment and on whether you have used the benefit before, and it is usually financed into the loan. | An upfront mortgage insurance premium applies, usually financed into the loan. |
| Can the fee be waived? | Yes. Veterans receiving VA compensation for a service-connected disability pay nothing, and some surviving spouses are exempt too. | No. Everyone pays it. |
| Can you use it again? | Yes. Entitlement is restored once the prior VA loan is paid off and the home is sold, or through a one-time restoration, and you can sometimes hold two at once. | Not a benefit, so there is nothing to restore. |
| Who is allowed to use it | Service members, veterans and eligible surviving spouses. Eligibility is earned, not bought. | Anyone who meets the credit and income guidelines. |
| Who should take which | Any eligible borrower. With no monthly mortgage insurance it usually costs less to carry than FHA. | Borrowers with no military service, or a VA-eligible buyer who cannot get a Certificate of Eligibility in time. |
Request your certificate of eligibility
Guidelines
Guidelines for this loan
What VA lenders usually check. VA sets the benefit; each lender sets its own credit minimum.
Estimate a VA loan
You are exempt if you receive VA compensation for a service-connected disability (or are eligible for it but take retirement or active-duty pay instead), hold a proposed or memorandum rating from a pre-discharge claim, receive Dependency and Indemnity Compensation as a surviving spouse, or hold a Purple Heart while on active duty.
About 1.5% of the price at Michigan's statewide median homestead rate, the year after the sale. Get the published rate for an address
- Funding fee
- $0
- Financed loan amount
- $0
- Principal & interest
- $0
- Tax + insurance
- $0
- Mortgage insurance
- $0
VA loans carry no monthly mortgage insurance at any down payment.
Estimates only, for illustration. Not a loan commitment, an offer of credit, or a rate quote. Actual figures depend on underwriting, credit, income, assets, appraisal and property eligibility. Align Lending LLC, NMLS #2041154, is an independent mortgage broker and does not lend directly. Equal Housing Opportunity.
Official sources
Check the rules at the source
Program guidelines change. These are the official pages we check them against.
Questions about this loan
If yours is not here, ask it on the call. There are no dumb questions.
Who is eligible for a VA loan?
Active-duty military, veterans, National Guard, Reserves, and some surviving spouses.
Can I use my VA loan more than once?
Yes, in most cases. The table above shows how entitlement comes back after a prior loan, and your certificate of eligibility shows what is available to you today.
Do I need a down payment?
With full entitlement, VA offers down payment options for eligible borrowers. With reduced entitlement on a larger loan, VA expects a down payment on part of it, and Samantha checks yours from your Certificate of Eligibility.
Can I buy a duplex with a VA loan and rent the other unit?
Yes, as long as you occupy one unit as your primary residence.
Do I still pay the funding fee if I have a disability rating?
No, if VA pays you compensation for a service-connected disability: you do not pay the funding fee. If your rating came through after you closed, the fee may be refundable, so it is worth asking. The VA funding fee calculator shows the exemption and the refund rule.
Is there a Michigan property tax exemption for disabled veterans?
Yes. In Michigan, a qualifying disabled veteran’s homestead can be fully exempt from property taxes under MCL 211.7b, claimed on Form 5107 with your local assessor. The Michigan Treasury’s disabled veteran exemption page lists who qualifies and how to file.
What our clients say
Samantha is very professional, organized, and will make the mortgage process as smooth as possible.
Working with Samantha and her team was such a breath of fresh air. They are extremely professional and always go above and beyond every expectation. A true pleasure to work with.
Individual experiences. Results vary.
Ask Samantha whether this loan fits
Bring your certificate of eligibility if you have it, or your service details if you do not. Samantha will check your entitlement and whether the funding fee applies to you.
- 1
Tell us what you are trying to do
Not what product you want. What you are actually trying to accomplish.
- 2
We look at your situation
Samantha works out what matters most for you specifically.
- 3
You leave with a plan
Your options, the tradeoffs, and your next step. No obligation to go further.
Align Lending LLC, NMLS #2041154, is a mortgage broker. Samantha Shelton, NMLS 1647301. Equal Housing Opportunity. Licensed in Michigan, Ohio, North Carolina, Florida, Louisiana and Texas. Program guidelines on this page are general and change over time; they are not a credit decision, a preapproval, a commitment to lend, or an offer of credit. Approval depends on your full application, the property and the lender's current guidelines.
