The Service Desk · For Those Who Served
A house for the heroes: VA loans and Michigan, in plain language
If you served, the VA home loan is one of the most powerful benefits you earned, and it is underused largely because it is misunderstood. Raquel Delly works with veterans, active-duty families, Guard, and Reserve across Oakland and Macomb counties, and this page answers the basics: zero down, no PMI, the funding fee, and the Michigan extras that help.
The benefit itself: no down payment required by the VA, no private mortgage insurance, and typically a rate near conventional levels. The trade-off is the one-time funding fee, which can be rolled into the loan and is waived for many disabled veterans. You do not need to use a VA-approved Realtor, but you should use one who knows how VA appraisals and inspections work, because they have their own rhythms.
In Michigan, veterans with a 100% permanent and total service-connected disability may qualify for the Disabled Veterans Exemption, which exempts the primary residence from Michigan property taxes; the un-remarried surviving spouse can also qualify. That is a significant monthly difference, and it is worth confirming with the county.
Raquel's part of the job is the house: finding the right home in the right district at the right price, writing a credible VA offer (the VA loan has no down payment but the offer still needs strength in a competitive market), and managing inspections, appraisals, and the close. She has done it for families PCS-ing in, veterans settling down, and Guard members buying their first place on a civilian timeline.
The Fine Print · The Benefit, Line by Line
VA loan facts worth knowing
Benefit 01
Zero down payment
The VA loan is the only major mortgage that does not require a down payment in most cases, and there is no private mortgage insurance (PMI) requirement. For eligible veterans, 100% financing with no monthly mortgage insurance is the headline.
Benefit 02
The funding fee, explained
Instead of PMI, most borrowers pay a one-time VA funding fee, which can be financed into the loan. For a first-time purchase with less than 5% down it is 2.15% for regular military and 2.40% for Reserve and National Guard, with lower rates at higher down payments. Veterans receiving disability compensation are typically exempt. It is worth confirming your category with your lender.
Benefit 03
Eligibility basics
Active duty generally needs 90 consecutive days during wartime or 181 days during peacetime; National Guard and Reserve typically need six years or 90 days of qualifying active service. Discharge must be under other than dishonorable conditions, and surviving spouses may qualify in certain cases. The VA issues a Certificate of Eligibility, which realtors and lenders walk you through.
Benefit 04
Reusable and flexible
The VA benefit is reusable, often more than once. Loans have no prepayment penalty, and with full entitlement there is no VA-imposed loan limit (confirmed since January 2020). For Michigan borrowers with partial entitlement, the 2026 conforming loan limit is $832,750.
The Welcome · Next Steps
Bring the DD-214, bring the questions
The first conversation covers the practicals: certificate of eligibility, lender choice, VA appraisals, and what a VA offer needs to win in the current market. Then the fun part: finding the house worth coming home to. Raquel is patient, direct, and genuinely honored to do this work.