What Should North Texas Veterans Know Before Using a VA Loan to Buy Their First Home with Ritchey Realty?
Your complete guide to leveraging VA loan benefits in Keller, Roanoke, Haslet, and Southlake
What should North Texas veterans know before using a VA loan to buy their first home?
If you're a veteran or active-duty service member buying your first home in North Texas, a VA loan can be your best path to ownership — but understanding eligibility, local market conditions, and the process can help you avoid surprises. With guidance from Kallie Spencer, Broker/Owner at Ritchey Realty, you'll learn how to leverage your benefits confidently and buy smart in today's North Texas market.
VA loans offer powerful benefits for North Texas veterans purchasing their first home
Why the VA Loan Is a Game-Changer for North Texas Veterans
Buying a home can feel overwhelming, especially your first one. The VA Home Loan Program — backed by the U.S. Department of Veterans Affairs — exists to make it easier for those who served to purchase a home with favorable terms and minimal barriers.
For North Texas buyers, that means:
- No down payment required in most cases.
- No private mortgage insurance (PMI) — saving hundreds each month.
- Competitive rates (around 6 percent as of fall 2025, per Bankrate).
- Flexible qualification standards — the VA focuses more on residual income than traditional credit scores.
Homes across Keller, Roanoke, Haslet, and Southlake often fit well within VA loan limits, giving first-time buyers a realistic path to ownership without waiting years to save a large down payment.
"Your VA benefit is one of the most powerful tools you'll ever have in real estate — but you need to understand the rules and timing to make it work for you."
Step 1 — Confirm Your Eligibility and Obtain Your COE
The Certificate of Eligibility (COE) proves to lenders that you qualify for VA financing. You can get it three ways:
- Through VA.gov (direct download).
- By asking your lender — many can request it electronically.
- With help from Ritchey Realty if you need direction on which documentation you'll need (DD-214 or service statement).
Understanding the VA loan process helps North Texas veterans navigate their first home purchase with confidence
Step 2 — Understand VA Loan Limits & Local North Texas Prices
Even though full entitlement borrowers technically have no cap, the 2025 loan limit for partial entitlement in Tarrant County is about $1,125,000 (source: Dylken Home Loans). That covers virtually every starter and move-up home in North Texas.
- Tarrant County Median Home Price: ≈ $345,000 (Redfin, Sept 2025)
- Average Home Value: ≈ $320,687 (Zillow)
- Days on Market: ≈ 52 days (steady year over year)
With these numbers, most first-time buyers can purchase comfortably within the VA program guidelines — especially in suburbs like Haslet, Keller, and Roanoke, where new construction and resale inventory still offer options below the county median.
Step 3 — Budget Beyond the Down Payment
Even though the VA loan requires little to no money down, you'll still need to plan for:
| Expense | Typical Estimate in North Texas | Notes |
|---|---|---|
| Earnest Money Deposit | 1% of purchase price | Credited back at closing — shows seller you're serious. |
| Option Fee (Inspection Period) | $250 – $500 | Allows time to inspect and negotiate repairs. |
| Home Inspection | $400 – $700 | Still recommended even though VA appraises. |
| Appraisal | $600 – $800 | Required by VA to confirm fair value and condition. |
| Closing Costs | 1–3% of loan amount | Often covered partially by seller or lender credit. |
Pro Insight from Kallie: "Even if you're buying with no down payment, set aside funds for inspections and upfront costs so you don't have to pause mid-transaction."
Step 4 — Know How the VA Appraisal Differs
The VA appraisal looks not only at value but also at the Minimum Property Requirements (MPRs) — the home must be safe, structurally sound and sanitary. That's important in parts of Tarrant County with older homes or rural properties around Haslet and Northlake.
If repairs are needed, your agent can help negotiate them with the seller before closing to satisfy the VA standards.
At Ritchey Realty, we educate both sides so sellers don't misunderstand a VA loan as "harder to close." With clear communication and timing, VA transactions can close as smoothly as conventional ones.
Step 5 — Work with a VA-Experienced Real Estate Agent
Not every agent knows how VA loans work — especially how to structure offers, protect your earnest money, and time inspections around appraisals. That's where Kallie Spencer and Ritchey Realty stand out:
- Expertise in VA transactions across Keller, Haslet, Roanoke and Southlake.
- Connections to lenders and inspectors familiar with VA standards.
- Experience educating sellers so your VA offer competes fairly against cash or conventional.
- Full coaching support — Kallie is a Tom Ferry coach known for systems, accountability and results.
Step 6 — Use Your Benefits Wisely After Closing
Once you close on your North Texas home:
- File your Homestead Exemption with the county to reduce taxes.
- Check for Veteran Property Tax Exemptions (especially 100% disabled status exemptions in Texas).
- Set up utilities and maintenance plans — our team shares trusted local vendor lists.
- Track your equity with free valuation updates we offer post-closing.
Common Mistakes First-Time VA Buyers Make in North Texas
- Not getting pre-approved before home shopping. In a competitive market, you'll miss out without a verified approval letter.
- Confusing VA appraisals with home inspections. They're different — get both.
- Skipping education on funding fees. While VA waives them for disabled veterans, others should budget (1.25%–3.3% of loan).
- Assuming all homes qualify. Some fixer-uppers or certain condos don't meet VA guidelines.
- Choosing agents without VA experience. A local expert helps you avoid deal-breaking delays.
Local Insights: Where First-Time VA Buyers Are Looking Now
Based on MLS and local data Ritchey Realty monitors:
- Haslet (76177) and Roanoke (76262) are popular for first-time VA buyers because of newer inventory and proximity to DFW corridor jobs.
- Keller and Saginaw appeal to families wanting established neighborhoods with larger lots under $400K.
- Southlake and Northlake tend to draw move-up VA buyers using partial entitlement for higher-value homes.
With the right guidance and VA loan benefits, North Texas veterans can achieve homeownership and build long-term wealth
Final Advice from Kallie Spencer
"Your first home purchase should feel empowering, not intimidating. With the right lender, agent and game plan, your VA loan can turn service into security — and set you up for long-term wealth."
Call to Action
If you're a North Texas veteran thinking about buying your first home, don't wait until rates or prices shift. Schedule a free consultation with Kallie Spencer, Broker/Owner at Ritchey Realty, to map your loan strategy and explore homes across Keller, Haslet, Roanoke and Southlake.
Your VA benefit is powerful — let's make it work for you.
