If you’re wondering about VA loan eligibility in 2026, you’re not alone — it’s one of the most common questions I get from military families here in Hampton Roads. The short answer is that VA loans are available to active-duty service members, veterans, some National Guard and Reserve members, and certain surviving spouses. But the details matter, and getting them wrong can cost you time and money during your home search.
I’m Sean Hudgins with Tier One Coastal Realty. I spent over two decades in the Navy as a Surface Warfare Officer before becoming a full-time Realtor. I’ve used a VA loan myself and I’ve helped dozens of military families use theirs. Here’s what you actually need to know.
In This Article
VA Loan Eligibility: Who Qualifies in 2026?
The Department of Veterans Affairs backs these loans, but private lenders — banks, credit unions, mortgage companies — actually fund them. That means you need to meet VA requirements AND lender requirements. They’re not always the same.
Here’s who qualifies on the VA side:
Active-Duty Service Members
If you’re currently serving, you may be eligible after 90 continuous days of active duty during wartime or 181 continuous days during peacetime. Most active-duty members I work with at Naval Station Norfolk, NAS Oceana, and Langley AFB have well exceeded these minimums. Your eligibility is confirmed through a statement of service rather than a DD-214, since you haven’t separated yet.
Veterans
If you’ve separated from service, the same time-in-service rules apply — 90 days wartime, 181 days peacetime. You’ll need your DD-214 to verify. One thing a lot of veterans don’t realize: there’s no expiration date on VA loan eligibility. If you served 20 years ago and never used your benefit, it’s still there.
National Guard and Reserve
Guard and Reserve members qualify after six years of service in the Selected Reserve or National Guard. If you were activated for federal duty, the active-duty rules (90/181 days) apply instead, which is often a shorter path to eligibility.
Surviving Spouses
If your spouse died while on active duty or from a service-connected disability, you may qualify — provided you haven’t remarried, or you remarried after age 57 (or after December 16, 2003). This is a benefit a lot of families don’t know about.
The Certificate of Eligibility (COE)
Before any lender will process your VA loan, you need a Certificate of Eligibility. This document confirms your service history and tells the lender how much entitlement you have. There are three ways to get one:
| Method | Processing Time | Best For |
|---|---|---|
| Through your lender (electronic) | Minutes | Most borrowers — fastest option |
| VA.gov online application | 5-10 business days | If you want to check eligibility before talking to a lender |
| Mail (VA Form 26-1880) | 2-3 weeks | Only if electronic options aren’t available |
I always recommend going through your lender. Most can pull your COE electronically in minutes — you’ll know where you stand before your first house tour.
VA Loan Eligibility: Credit and Income Requirements
Here’s where it gets a little nuanced. The VA itself doesn’t set a minimum credit score. But your lender will. Most lenders want to see at least a 620 FICO score, though some VA-focused lenders go lower. If your score is in the 580-619 range, you’re not automatically out — you just need to shop around.
On income, the VA uses something called “residual income” instead of (or in addition to) the debt-to-income ratio that conventional lenders focus on. Residual income is the money left over each month after you pay all your major bills — mortgage, taxes, insurance, car payments, credit cards. The VA wants to make sure you can still afford food, gas, and daily life after the house payment.
The required residual income varies by family size and region. Hampton Roads falls in the Southeast region, which has slightly lower thresholds than the Northeast or West Coast. For a family of four with a loan over $80,000, you’ll need about $1,003/month in residual income. And here’s a perk most people miss: if you’re active duty or buying near a military installation, your lender can reduce that requirement by 5% because you have access to tax-free goods on base.
The VA Funding Fee — and Who’s Exempt
The VA funding fee is a one-time charge that helps keep the VA loan program running. For first-time VA loan users putting zero down, the fee is 2.15% of the loan amount — on a $400,000 home, that’s $8,600. You can roll it into your loan, so it doesn’t come out of pocket at closing.
But not everyone pays it. You’re exempt if you receive VA disability compensation at any rating — there’s no minimum percentage. Purple Heart recipients on active duty are also exempt. And surviving spouses receiving Dependency and Indemnity Compensation (DIC) don’t pay it either.
I’ve seen that funding fee exemption save families $8,000-$10,000 at closing. If you think you might qualify for a VA disability rating, it’s worth getting that process started before you buy.
VA Loan Eligibility in Hampton Roads: Why It Matters Here
Hampton Roads has one of the highest concentrations of military personnel in the country. Naval Station Norfolk alone is the largest naval base in the world. Add in NAS Oceana, Langley AFB, Fort Eustis, Dam Neck, and Little Creek-Fort Story, and you’ve got a market where VA loans are a major part of the buying landscape.
With current 30-year fixed rates around 6.0% as of March 2026 (per Freddie Mac) and median home prices ranging from $250K in Newport News to $410K in Chesapeake, the VA loan’s zero-down benefit is a serious advantage. On a $350,000 purchase, skipping the 20% down payment that conventional loans typically require means keeping $70,000 in your pocket.
And there’s no private mortgage insurance (PMI) with a VA loan — that’s another $150-$250/month you’re not paying compared to a conventional loan with less than 20% down.
Next Steps: Checking Your VA Loan Eligibility
If you’re not sure whether you qualify, start by requesting your COE through VA.gov or ask a VA-approved lender to pull it for you. It’s free and there’s no obligation.
If you’re PCSing to Hampton Roads or already stationed here and thinking about buying, let’s talk. I work with VA loan buyers every week, and I can connect you with lenders who actually know the VA process — not the ones who treat it like a foreign language. You can also search Hampton Roads homes to start getting a feel for what’s available in your price range.