VA Home Loans - $0 Down Mortgages for NJ Veterans

Serving Those Who've Served with Real Solutions

VA loans offer one of the best paths to homeownership for eligible veterans, active-duty military, and surviving spouses. With no down payment required, no monthly mortgage insurance, and competitive interest rates, they're one of the most powerful benefits available to those who've served our country.



At Elias Mortgage, we proudly assist veterans across New Jersey-including right here in Middlesex County-with expert guidance, clear communication, and the respect you deserve. Whether you're buying your first home or lowering your rate with a VA IRRRL, we'll make sure the process is smooth from start to finish.

Top Benefits of a VA Mortgage in New Jersey

VA loans are backed by the U.S. Department of Veterans Affairs and come with a unique set of advantages that help make homeownership more affordable:

  • $0 down payment required (100% financing)
  • No monthly PMI (private mortgage insurance)
  • Competitive interest rates, often better than conventional
  • Flexible credit and debt-to-income guidelines
  • Limited closing costs and seller concessions up to 4%
  • Assumable loan feature, which can be valuable when selling
  • VA funding fee may apply, but exemptions exist for disabled veterans

We'll help you understand every benefit and navigate the paperwork with ease.

Who's Eligible for a VA Loan?

You may qualify for a VA loan if you have a valid Certificate of Eligibility (COE) from the VA. This includes:

  • Veterans with sufficient active-duty service
  • Current active-duty service members
  • Certain members of the National Guard or Reserves
  • Surviving spouses of veterans who died in service or from service-related cause

Don't have your COE yet? That's okay-we'll help you request and verify it. You'll also need to meet basic financial qualifications, but VA guidelines are often more forgiving than conventional standards, especially on credit scores and income ratios.

How VA Loans Work for Home Purchases

VA loans can be used to buy a primary residence in New Jersey-such as a single-family home, condo (VA-approved), or even a 2-4 unit property if you plan to live in one unit.



You're not required to put any money down, though you can if you'd like to lower your monthly payment. Sellers can contribute up to 4% toward your closing costs and concessions, which helps keep out-of-pocket expenses low.


And remember, even though there's no PMI, a one-time VA funding fee applies (which can be rolled into your loan). Veterans with service-connected disabilities may be exempt from the fee entirely.

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What Is a VA IRRRL (Streamline Refinance)?

If you already have a VA loan, the Interest Rate Reduction Refinance Loan (IRRRL)-also called a VA Streamline Refinance-makes it easy to lower your interest rate or monthly payment without the usual hassle of refinancing.

  • No home appraisal required in most cases
  • Minimal income verification
  • Faster closing process
  • Must have a clear benefit (lower rate/payment)

It's one of the easiest ways to take advantage of better rates.

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VA Home Loan FAQ

  • Can I use a VA loan more than once?

    Yes-VA benefits can be used again after selling your previous home or if you have remaining entitlement. We'll help determine your eligibility.

  • Do VA loans take longer to close?

    Not with us. We're experienced in the VA process and keep things moving. As both a broker and real estate attorney, Adam ensures property and title requirements are handled early and efficiently.

    START YOUR APPLICATION

  • Is there a maximum VA loan amount?

    There's no cap if you have full entitlement, though lender limits may apply. If your entitlement is partial, you may need a small down payment on higher loan amounts-we'll walk you through the math.

  • What's the VA funding fee, and do I have to pay it?

    The funding fee is a one-time cost that helps sustain the VA loan program. It varies based on service status and loan use (typically 1.4%-3.6%), but disabled veterans and some others are exempt.

    SEE REFINANCE OPTIONS

  • Can I buy a multi-family property with a VA loan?

    Yes-as long as you live in one of the units. VA loans allow up to 4-unit properties if owner-occupied, which can be a smart strategy for building equity and rental income.

Let's Put Your VA Home Loan Benefits to Work

You served-now it's our turn to serve you. Whether you're purchasing a new home or refinancing your current VA mortgage, we'll help you make the most of your benefits.