Imagine walking into your dream home without paying a single penny down — and locking in a monthly payment that’s lower than you expected.
If you’re a veteran or active-duty service member, you’ve already earned that privilege through your service. But here’s the surprising truth: only about 12% of America’s 19 million veterans are using this benefit.
That means 88% are writing massive down payment checks, paying higher monthly bills, and missing out on one of the easiest paths to homeownership. Let’s make sure you’re not one of them.
The VA Purchase Program: Buy with $0 Down
The VA Home Loan is a game-changer because it lets qualified buyers purchase a home with no down payment.
What does that really mean for your wallet?
A Beaufort veteran I worked with recently bought a $325,000 home.
Conventional loan down payment: $16,250 in cash.
VA loan down payment: $0.
That’s more than $16,000 he kept in the bank — money he used to pay off his truck, upgrade his home office, and still keep an emergency fund.
Other VA Purchase Program Benefits:
No PMI: Conventional borrowers pay hundreds per month for private mortgage insurance. VA borrowers pay $0.
Competitive Rates: VA loans often beat conventional rates.
Flexible Credit Requirements: Easier approval for many borrowers.
Funding Fee Waivers: Disabled veterans may have this fee waived entirely.
The VA IRRRL: Fast-Track Your Refinance
Already have a VA loan? The VA Interest Rate Reduction Refinance Loan (IRRRL) — also called the “VA Streamline” — can make lowering your rate quick and painless.
Here's why it's so powerful:
Lower your interest rate and payment with minimal paperwork.
No appraisal required in most cases.
Closing costs can be rolled in so there’s little or no cash needed.
Fast process — because it’s streamlined, it closes faster than most refinances.
Who Qualifies for VA Loans
You may be eligible if you are:
An active-duty service member.
A veteran meeting minimum service requirements.
A qualifying member of the National Guard or Reserves.
An eligible surviving spouse.
Requirements:
Valid Certificate of Eligibility (COE) — your lender can help you get this.
Home must be your primary residence.
Meet credit and income guidelines (often more flexible than other programs).
Yes! Your VA loan benefit isn’t a one-time deal. You can use it multiple times throughout your life — even if you’ve already bought a home with it before.
Do VA loans take longer to close?
Not necessarily. With the right lender, a VA loan can close just as quickly as a conventional loan. In many cases, the process is faster because the program is designed to support veterans.
What if I already own a home?
You can still use your VA benefit, as long as the new home will be your primary residence. There are even options if you want to refinance your current VA loan through the IRRRL program.
Do sellers avoid VA offers?
That’s a common misconception. A strong pre-approval from an experienced VA lender (like Beaufort Lending) makes your offer competitive — and in some cases, even more appealing because of the program’s stability.
What about the VA funding fee?
The VA does charge a one-time funding fee, but many veterans can roll it into their loan instead of paying out of pocket. And if you have a service-connected disability, that fee may be waived entirely.
Meet Cher Coker Milner: Your VA Loan Advocate
For over two decades, I’ve been helping veterans, active-duty service members, and military families make the most of their home loan benefits.
I grew up in Aiken, SC, earned my BA from the University of South Carolina-Aiken, and my MA from George Washington University in Washington, DC. My career in mortgage lending has taken me from Charleston to the nation’s capital and now to the beautiful coastal town of Beaufort, SC — where I’ve been serving clients for 24 years.
My goal is simple: make your mortgage experience the easiest, fastest, and most affordable it can be. I shop multiple lenders to find you the best rate and program, and I bring the attention to detail that ensures nothing falls through the cracks.
Cher Milners Google Reviews
Folks Love Working With Cher
Just closed on a new home loan. From start to finish, the whole experience with Beaufort Lending was done with utmost professionalism. The whole staff was great, especially, Cher. Cher went beyond expectations throughout the process! I would highly recommend their services to anyone!!
Rick Knowles
"Cher Milner was great to work with!! She handled our client with care and professionalism from start to finish! I highly recommend Beaufort Lending for your home mortgage needs."
Michael Sackman
Realtor, EXP Realty
"Cher is the best and a pleasure to work with. I wish all transaction were as easy as working with her. Thank you Cher!"
Stephen Union
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