Is a VA loan really zero down?
Yes for most eligible borrowers with full entitlement — VA generally finances 100% of the purchase price up to the appraised value. But zero down does not mean zero cash to close. Earnest money, closing costs, prepaids, and the funding fee (if not financed) still need to be funded.
What this actually means.
Zero down means the borrower does not bring a down payment toward the principal. It does not mean walking in with $0. Cash to close on a typical VA purchase still includes earnest money (paid earlier), VA-allowed closing costs, prepaid taxes and insurance, escrow setup, and per-diem interest. Seller credits and lender credits can offset many of those line items. The funding fee is usually rolled into the loan unless the borrower wants to pay it in cash.
What this looks like on a real file.
Where this can move.
Earnest money, closing costs, prepaids, escrow setup, and the funding fee (if not financed) all hit cash to close even when the loan is zero down.
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Educational only. VA guidelines, lender overlays, rates, fees, and underwriting requirements can change. Final eligibility depends on full underwriting review. Mortgage Expert, Inc. is not affiliated with the VA, HUD, or any government agency.