You earned your VA benefits. Now you want to use them to buy a home in the East Valley — but the rules, appraisals, and timelines can feel confusing. You are not alone. Many veterans and service members have the same questions when looking in places like Gilbert, Chandler, Mesa, Tempe, and Queen Creek.
This guide walks you through how VA loans work, what to expect in our local market, and how to prepare a strong offer that sellers respect. You will learn eligibility basics, costs, appraisals, condos, and a clear step-by-step path to closing. Let’s dive in.
VA loan basics
A VA home loan is a mortgage made by private lenders and guaranteed by the U.S. Department of Veterans Affairs. That guaranty helps you access powerful buyer advantages. According to the VA’s program overview, you may benefit from no required down payment (with full entitlement), no private mortgage insurance (PMI), and competitive rates in many cases. You will also see occupancy and property standards that protect you as a homeowner. Learn more in the VA’s home loan program overview and the CFPB’s consumer guide to VA loans.
Key points to know:
- VA loans are for your primary residence. You must intend to occupy the home.
- The VA sets Minimum Property Requirements (MPRs) for safety and soundness. Your lender and the VA appraiser will review these.
- Individual lenders can set additional standards called overlays (for example, preferred credit score ranges).
Who is eligible and how to get your COE
Eligibility depends on your service era, length of service, duty status, and discharge type. Many veterans, active duty service members, National Guard and Reserve members, and some surviving spouses can qualify. The first step is getting your Certificate of Eligibility (COE). You can request it yourself or allow your lender to do it for you. The VA explains how to apply here: COE and application steps.
About entitlement and loan limits:
- Since 2020, buyers with full entitlement can pursue VA-backed loans without county loan limits for the guaranty.
- If you have a current VA loan or partial entitlement, your down payment needs may change.
- Your lender will verify entitlement and show how it affects your price range and approval.
What it costs to use a VA loan
VA buyers often close with less cash than conventional buyers, but it is smart to understand the fees upfront.
- VA funding fee. This one-time fee helps sustain the program. Rates vary based on service category, first or subsequent use, and down payment (if any). Some buyers are exempt, including many receiving VA disability compensation. For current details, see the VA’s funding fee guidance.
- Closing costs. Expect normal lender, title, escrow, recording, and prepaid items. In some cases sellers can pay certain allowable costs and concessions. Your lender will give you a Loan Estimate so you can plan your cash to close.
- Appraisal, inspections, and HOA fees. You typically pay for the VA appraisal. A separate home inspection is strongly recommended. If the property is in an HOA, budget for transfer or disclosure fees.
VA appraisal vs. home inspection
The VA appraisal serves two purposes. It confirms the home’s fair market value for loan purposes and it checks that the property meets the VA’s Minimum Property Requirements. You can review official information on VA appraisals and MPRs.
Important differences:
- A VA appraisal is not a complete home inspection. It will not detail every maintenance issue. Always order your own professional inspection.
- If the appraiser notes MPR repairs, those items usually must be completed before closing. In some cases, an escrow holdback may be used.
- In our East Valley market, it helps to prepare sellers upfront. A clean, well-maintained home moves faster through VA appraisal.
Condos in the East Valley
If you are shopping for a condo in Mesa, Tempe, Chandler, or Gilbert, confirm that the community is VA approved. The VA requires the project to be on its approved list before you can use VA financing. Learn how approval works and where to check projects on the VA’s condominium guidance page.
Tips for condo buyers:
- Check approval early. If a project is not approved, you may face a delay or need to consider other options.
- Pay attention to HOA budgets, litigation, and owner-occupancy ratios. These affect approval and underwriting.
The step-by-step VA buying process
Here is a realistic roadmap for East Valley buyers using a VA loan. Timelines can vary by lender and market activity.
- Confirm eligibility and COE
- Gather service documents and ask your lender to retrieve your COE. This can be same day to one week.
- Get preapproved with a VA-approved lender
- Preapproval typically takes 3 to 7 days once documents are in. A strong preapproval helps your offer stand out.
- Start your home search
- Focus on neighborhoods that fit your commute, budget, and lifestyle. The East Valley includes Gilbert, Chandler, Queen Creek, Ahwatukee, Mesa, Tempe, Apache Junction, and Sun Lakes.
- Write a competitive offer
- Your agent will structure terms that work with VA requirements, including appraisal language and inspection timelines.
- Appraisal and loan processing
- The lender orders the VA appraisal while processing your file. Expect about 2 to 3 weeks, possibly longer in busy seasons.
- Underwriting and conditions
- Plan for 1 to 3 weeks to clear conditions, including any appraisal repairs.
- Closing and keys
- Most VA purchases in our area close in about 30 to 45 days from contract. Your timeline depends on appraisal turn times, repair items, and lender capacity.
East Valley market tips for VA buyers
The East Valley can be competitive, especially in popular neighborhoods and price ranges. Here are practical moves that keep you competitive without overreaching:
- Lead with a clear preapproval. A fully documented preapproval reduces seller concerns and speeds up underwriting.
- Keep your offer clean. Reasonable timelines, solid earnest money, and avoiding unnecessary contingencies can help.
- Focus repair requests. Prioritize health, safety, and structural items that connect to VA MPRs. Save cosmetic asks for later negotiation if needed.
- Plan for appraisal timing. Local VA appraisers can be busy. Your lender’s local network helps.
- Verify condo approval early. This prevents surprises for Tempe, Chandler, and Mesa condo purchases.
Underwriting, credit, and choosing a lender
The VA does not set a universal minimum credit score, but lenders use their own standards. Many prefer scores in the mid-600s and higher, though decisions depend on your full file. Underwriters also review residual income, which is the money left after your monthly obligations. It is a key VA factor separate from debt-to-income.
Work with a VA-approved lender that knows Maricopa County and East Valley appraisals. You can find guidance on lender participation on the VA’s lender page.
Taxes and Arizona benefits to know
Property taxes vary by municipality and school district. Arizona also offers some benefits for qualifying disabled veterans. To explore state-level support and how to apply, visit the Arizona Department of Veterans’ Services. For county-specific information, including property-tax programs and how to contact the assessor, use the Maricopa County website.
Refinancing options after you buy
Once you own a home with a VA loan, you may be able to refinance later to improve your terms or access equity. Two common paths are the Interest Rate Reduction Refinance Loan (IRRRL) and cash-out refinance. The VA explains these options and eligibility on its refinancing overview.
Bringing it all together
Buying with a VA loan in the East Valley is a smart way to use a benefit you earned. When you pair a complete preapproval with a clear plan for appraisals, repairs, and timelines, your offer can compete anywhere in Gilbert, Chandler, Queen Creek, Ahwatukee, Mesa, Tempe, Apache Junction, or Sun Lakes. If you are ready to map out your path, we are here to help you move with confidence.
If you want local guidance tailored to your service, your goals, and our East Valley market, reach out to Unknown Company to start your home search and planning.
FAQs
Do VA loans require a down payment in Phoenix’s East Valley?
- Often no down payment is required if you have full entitlement and your lender approves the loan amount with the VA guaranty; confirm entitlement and terms with your lender.
What is the VA funding fee and who is exempt?
- It is a one-time fee that varies by service status, first or subsequent use, and down payment, and some buyers (such as many receiving VA disability compensation) are exempt; see the VA’s latest funding fee guidance.
Will a VA appraisal delay my closing in the East Valley?
- It can if MPR repairs are needed or appraisers are backlogged, but a prepared seller, a local VA-experienced lender, and clear timelines often keep closings within 30 to 45 days.
Are sellers open to VA offers in Gilbert, Chandler, and Mesa?
- Many are; strong preapproval, reasonable timelines, and focused repair requests help your VA offer compete in popular East Valley neighborhoods.
Can I use a VA loan for a condo in Tempe or Chandler?
- Yes, if the condo project is VA approved; check early using the VA’s condominium guidance to avoid delays.
Is a VA appraisal the same as a home inspection?
- No; the VA appraisal checks value and MPR safety standards, while a separate home inspection reviews the home’s overall condition and maintenance issues.
Where do I start my VA loan application?
- Begin by getting your COE and a lender preapproval; the VA explains how to apply and obtain your COE here: how to apply for a VA home loan.
