VA
VA loans in Kentucky. Use your VA home loan benefit to buy or refinance a home.
VA loans offer eligible borrowers no down payment financing and no monthly mortgage insurance. I help you review eligibility, entitlement and any funding fee exemption as part of comparing your financing options.
Start with a conversation. No credit check for an initial discussion.
No down payment and no monthly mortgage insurance on a VA loan
Every low-down-payment program charges for it somewhere. FHA collects mortgage insurance monthly, usually for the life of the loan. Conventional collects it until you've built enough equity. USDA charges an annual fee. The VA loan does neither. No down payment, and no monthly mortgage insurance at all.
In place of that, VA charges a one-time funding fee, financed into the loan. Over a normal holding period it isn't close. For an eligible borrower, this is usually the cheapest way to buy a house in Kentucky.
FHA and USDA factors are the current standard ones; conventional private mortgage insurance is priced by score and down payment, so the range is illustrative. VA has no monthly premium at any down payment.
The funding fee exemption
Veterans receiving VA disability compensation don't pay the funding fee at all. It isn't reduced, it's waived. On a typical Louisville-area purchase that's several thousand dollars, and it's one of the most commonly missed items in the whole process, especially when a rating comes through partway through a transaction.
If you have a disability rating, or an application pending, tell me early. It changes the numbers, and it needs to be documented up front, not discovered at closing.
Current VA funding-fee schedule for purchase loans. The exemption applies to veterans receiving compensation for a service-connected disability, those eligible to receive it, and certain surviving spouses. A fee paid before a rating is granted can be refunded.
Entitlement isn't one-and-done
A lot of people think the VA benefit is used up after one house. It isn't. Entitlement is restored when a VA loan is paid off and the property sold, and remaining entitlement can sometimes support a second VA loan while the first is still outstanding. That matters a lot on a PCS move where the old house becomes a rental.
Figuring remaining entitlement is arithmetic, not guesswork. I'll work it out instead of letting you assume the answer.
Using it to start owning rental property
A VA loan can finance up to four units as long as you live in one of them. That's a strong starting point for an investor: zero down on a small multi-family, the other units helping with the payment, and in many cases the rental income helping you qualify in the first place.
Once you own it and want to buy the next one without living there, the conversation moves to a DSCR loan in Kentucky, which qualifies on the property's rent rather than your income.
Program rules as published by the Department of Veterans Affairs. Lenders set their own credit and ratio standards on top, and that's what I shop.
Who is eligible
Eligibility is set by service, not by the lender. Veterans and active-duty members who meet the VA's minimum service length qualify. The thresholds differ for wartime and peacetime service and for National Guard and Reserve members, and the discharge must be other than dishonorable. Surviving spouses of service members who died in service or from a service-connected disability are eligible in their own right and often don't know it.
The document that proves it is the Certificate of Eligibility. I can usually pull it in minutes through the VA's lender portal instead of sending you to request one yourself. If you've ever served and you're buying a house in Kentucky, tell me before any other program gets priced.
About offer acceptance
A well-prepared VA offer starts with a thorough pre-approval and a realistic closing plan. When it's useful, I'll talk with the listing agent about the financing and answer their questions about the process.
Run the numbers
What a VA payment looks like with the fee financed in.
Switch the benefit-use dropdown to see the funding fee change, including the exemption, which sets it to zero.
Assumes full entitlement and no down payment. These are illustrative estimates, not a rate quote, an offer, or a commitment to lend. Your real figures depend on your full file. Every other program has its own calculator, and they are collected here.
Estimated monthly payment
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zero down, funding fee financed into the loan
Check these against your fileCommon questions
Do I need a down payment for a VA loan in Kentucky?
No. Full VA entitlement finances up to the appraised value with nothing down, and there's no monthly mortgage insurance either. Those are the two things that make every other low-down-payment loan more expensive. For an eligible borrower it's usually the strongest financing available.
What is the VA funding fee and can it be avoided?
It's a one-time fee, normally financed into the loan instead of paid in cash, and it replaces monthly mortgage insurance. First use with no down payment is 2.15%; subsequent use is 3.3%. Veterans receiving VA disability compensation are fully exempt. That exemption gets missed more often than it should, and it's worth thousands.
Can I use my VA benefit more than once?
Yes. The benefit isn't one-and-done. Entitlement can be restored after a sale and a paid-off loan, and in some cases you can hold two VA loans at once using remaining entitlement, which comes up a lot with a PCS move. Have someone calculate your remaining entitlement instead of assuming it's used up.
Are VA loans harder to get an offer accepted with?
There's a persistent myth that they are, usually built on old stories about appraisals and repairs. What makes a listing agent nervous is uncertainty about closing. A thorough pre-approval and a lender who will talk to the listing agent directly settles that better than the loan type ever hurts it.
Does a VA loan work for a multi-unit property?
It can, up to four units, as long as you occupy one of them as your primary residence. It's one of the better ways to start owning rental property, because you can use the zero-down benefit and let the other units help with the payment. The rental income can sometimes help you qualify as well.
No credit pull · No obligation
Let's talk about your VA loan.
Tell me what you're buying or refinancing, your timing, and the questions you want to work through. I'll review the details and contact you about the next step.
🔒 Nothing on this form touches your credit. No Social Security number, no pay stubs, no application. Just enough for me to follow up with you. Equal Housing Opportunity. Ryan Miles, NMLS #112627 · Coast2Coast Mortgage, LLC, NMLS #376205.