What are the Differences: VA Loan vs Conventional Loan

Understanding VA Loans vs Conventional Loans

The biggest divide in VA loan vs conventional loan comes down to who absorbs default risk. A VA loan is issued by a private lender but guaranteed by the U.S. Department of Veterans Affairs. If a borrower stops paying, the VA covers up to 25% of the original balance. Therefore, lenders can approve bigger VA loans with smaller down payments and softer credit scores.

In contrast, a conventional loan carries no federal insurance. To sell that loan into the Fannie Mae or Freddie Mac market, lenders must follow rigid guidelines and price for the possibility of loss. That underlying risk split largely explains why VA rates are consistently lower and why conventional financing comes with private mortgage insurance (PMI) unless you bring at least 20% equity.

VA loans serve eligible veterans, active-duty service members, and specific National Guard and Reserve members. On the other hand, conventional options are open to everyone. Plus, they demand stronger credit and financial profiles. Here’s a quick snapshot of the differences between the two:

• VA Loan: Designed for veterans and service members. Government-backed, no down payment required, more flexible credit requirements.
• Conventional Loan: Open to the public. Not government-backed, typically requires 3%–20% down, higher credit standards.

Eligibility requirements

A smooth application process and getting pre-approved for a mortgage loan starts with knowing if you can check the right boxes.

VA Loan Eligibility

• Military service: A Certificate of Eligibility (COE) is one of the primary VA loan requirements. It confirms you have served 90 days in wartime, 181 days in peacetime, six years in the National Guard/Reserves, or are an eligible surviving spouse (VA, 2025).
• Credit profile: The VA sets no minimum score. However, most lenders approve a minimum of 620.
• Down payment: No down payment requirement if you have full entitlement.
• Occupancy: You must move in within 60 days and make the home your primary residence.
• Entitlement limits: You can utilize your benefits more than once, but how much the VA will guarantee depends on remaining entitlement and county loan limits (VA, 2022).

Conventional Loan Eligibility

• Credit score: Fannie Mae requires at least a 620 representative score for conforming loans (Fannie Mae, 2025).
• Down payment: First-time buyers can put down as little as 3%, but anything below 20% triggers PMI.
• Property type: Conventional mortgages finance primary residences, second homes, and investment properties—flexibility a VA mortgage lacks at closing.
• Debt-to-income (DTI): Ratios typically must fall below 43%, but some exceptions allow up to 50%.

Loan terms and benefits

A clear look at the benefits of a VA loan vs a conventional one shines a light on why eligible borrowers often lean toward the VA option. The pros are clearest in three areas: cash, credit, and monthly cost.

Interest rates and closing costs

Rate tables change daily, yet the pattern has been consistent for six straight years. According to multiple mortgage pricing indices, VA loans cost less to finance (Optimal Blue, 2025). On smaller loan sizes, that difference may only be $40–$60 a month, but over 30 years, it adds up.

Closing fees tilt the same way. Home Mortgage Disclosure Act (HMDA) data show that the median origination charges on conventional mortgages were 91% higher than those on VA mortgages in 2024 (Birk, 2025). And remember PMI: On a $400,000 mortgage with 5% down, PMI typically lands between $150 and $475 per month until you reach 20% equity.

Still, the VA funding fee is the great equalizer. On that same $400,000 purchase, a first-time zero-down buyer owes 2.15 % or $8,600. If the fee is rolled in, the monthly payment climbs roughly $55 — narrowing the VA rate edge. If you pay the fee upfront or qualify for an exemption, the VA’s monthly savings remain fully intact.

Which loan is right for you?

Beyond eligibility requirements like the COE, narrowing the choice between a VA loan vs conventional loan comes down to three practical questions:

How much cash can you commit upfront?

If liquid savings are tight, the zero-down VA option often wins because you avoid a down payment and PMI. Conventional borrowers need at least 3% down and must budget for PMI until they reach 20% equity.

What property do you want to buy?

VA financing demands primary residence occupancy within 60 days. If the plan includes a ski condo you’ll rent ten months a year or a duplex that generates Airbnb income from day one, conventional financing is the starting line.

What does your credit profile look like?

A 705 FICO and 15% down might be attractive in the conventional market, especially if you can cancel PMI after a few years. A 640 score with limited reserves usually fares better inside the VA’s more forgiving box.

The benefits of a VA loan vs conventional stand out if you run a total cost comparison that includes principal, interest, mortgage insurance, the VA funding fee, and closing costs. In many primary-residence cases, especially for borrowers under 720 credit who need 95–100% financing, the VA wins by thousands of dollars. For high-credit buyers putting 20% down — especially in jumbo territory — the conventional path may edge ahead after you amortize the funding fee impact and PMI cancellation.

Quick Tip: Talk to a VA Loan Expert

The VA handbook runs well past a thousand pages; you do not need to master it. An advisor who closes VA mortgages every week can shave days off underwriting, confirm your entitlement in minutes, and show you how to structure seller concessions so that they zero out the funding fee. Credit union VA experts can field your questions about eligibility, IRRRL refinances, and entitlement reuse years down the road.

Frequently Asked Questions

Are VA rates better than conventional?

Yes, on average. Optimal Blue data shows that VA loans have consistently had lower rates than conventional loans for the last 6 years. Individual quotes vary with credit score, loan amount, and discount points.

What are the disadvantages of a VA loan?

The funding fee inflates the loan unless you pay it upfront or qualify for an exemption. Secondly, you must occupy the property soon after closing, so second homes and rentals are off-limits at the outset. Lastly, some condominium projects lack VA approval and loan size effectively caps out at your entitlement plus county limits unless you bring cash.

How much do I need to make to buy a $400,000 house with a VA loan?

Lenders look at DTI and the VA residual income test. With minimal other debt and a 6.75 % rate, you typically need about $7,000 in gross monthly income— roughly $84,000 yearly— to clear both hurdles. Still, requirements change with family size, region, interest rate, and other monthly financial obligations.

What are the credit score requirements for a VA loan compared to a conventional loan?

The VA sets none, though most lenders want 580–620. Fannie Mae requires at least a 620 score for conventional conforming loans.

How does the VA funding fee work, and can I avoid it?

The fee ranges from 1.25 % to 3.3 % based on down payment and prior-use status, payable upfront or financed. Veterans receiving disability compensation, certain surviving spouses, and Purple Heart recipients on active duty are exempt.

Can I use a VA loan for a second home or investment property?

Not at closing. You must certify your intent to occupy within 60 days. After meeting that requirement, you may later convert the home to a rental and use any remaining entitlement for another primary purchase.

What are the advantages of a VA loan’s no-down-payment option?

Zero down speeds homeownership, keeps emergency savings intact, and eliminates years of rent payments. Because there is no PMI, monthly costs are often lower than conventional loans.

Citations

U.S. Department of Veterans Affairs (2025). Eligibility for VA home loan programs. https://www.va.gov/housing-assistance/home-loans/eligibility/

U.S. Department of Veterans Affairs (April 2022). VA Home Loan Guaranty Buyer’s Guide. https://www.benefits.va.gov/homeloans/documents/docs/VA_Buyers_Guide.pdf

Fannie Mae (2022, October 5). B3-5.1-01, General Requirements for Credit Scores (10/05/2022). https://selling-guide.fanniemae.com/sel/b3-5.1-01/general-requirements-credit-scores#P2911

Samantha Reeves (2025, January 22). VA Loan Down Payment Requirements. Veterans United. https://www.veteransunited.com/realestate/why-va-loans-dont-require-a-down-payment/

Chris Birk (2025, May 1). What is a VA Loan? Veterans United. https://www.veteransunited.com/va-loans/

U.S. Department of Veterans Affairs (2025, April 4). VA funding fee and loan closing costs. https://www.va.gov/housing-assistance/home-loans/funding-fee-and-closing-costs/

Optimal Blue (2025, May 21). Optimal Blue Mortgage Market Indices. https://www2.optimalblue.com/obmmi