Texas VA & Texas Vet loan specialist since 2003
Buy, build, renovate or refinance anywhere in Texas with a VA or Texas Vet loan. Applying is a soft credit pull, and my team reviews every file.
Used a VA loan before? Your benefit usually isn’t used up. See how entitlement works or get your COE reviewed, free.
Apply — soft pull only Book a 15-Minute Call
✓ Soft credit pull only. Applying won’t affect your credit score.
Shirley Mueller
A prior VA loan doesn’t mean your benefit is used up. Sold the home and paid off the loan? Your full entitlement can usually be restored. Still own it? The entitlement you have left may still cover your next Texas home with $0 down.
Your offer goes in with a pre-approval my team issued after reviewing your file, and we take the listing agent’s questions. VA doesn’t limit what a seller can credit toward your closing costs. It only limits seller concessions, like paying your VA funding fee or paying down your loans and credit cards, to 4% of the home’s reasonable value. If the appraisal looks low, VA’s Tidewater process gives your agent two business days to send sales the appraiser may have missed, before the value is final.
Yes, with a VA one-time-close construction loan: land, build and mortgage in one closing. Your builder is approved by the lender before you close and works from a fixed-price contract. The builder is paid in draws as each stage is inspected, and you make no payments during the 12-month build. $0 down up to $1 million; loans over $1 million need 5% down. Credit starts at 620.
Pick your goal. Each guide is written for Texas veterans, with current VA and Veterans Land Board rules.
30%+ VA disability rating: 6.75% (APR** 7.00%)
0% down · 15, 20, 25 & 30-year fixed. Set weekly by the Texas Veterans Land Board; effective October 2, 2026. Rate disclosure
VA rates depend mostly on your credit, the type of VA loan (purchase, refinance, IRRRL, cash-out or construction) and your lock date, so I don’t post a one-size-fits-all number. Get your actual rate with a soft credit pull, or talk it through first.
No surprises at closing
The most common worry I hear is getting surprised at the closing table. So every applicant gets the full picture up front.
Specialist vs. a general VA desk
Call-center VA desks and builders’ preferred lenders close VA loans every week. What changes the outcome is who handles three moments that decide most Texas VA files.
On a VA loan the appraisal becomes a Notice of Value (NOV), and the loan is based on that number. Know who issues it, and have someone walk you and your agent through it the day it lands.
On a VA construction loan the builder has to be approved by the lender before closing. My team starts that review before you sign a contract, or right away if you’ve already signed one.
If the value comes in low, my team calls you and your agent with the options: Tidewater, a reconsideration of value, or renegotiating with the seller.
VA construction loan
Shirley and her team were an absolute pleasure to work with. They helped my wife and I obtain a VA Construction Loan which gave us the ability to build our dream home.
Agent referral · VA purchase in Houston
It was great working with Shirley Mueller and team on my buyer’s home purchase in Houston, TX. The VA home loan process isn’t always easy so, it was great to work with someone who specializes in VA loans. Shirley made the process easy. I highly recommend her. Jamie Terry- Priority One Real Estate
Agent referral · VA purchase
Shirley was excellent to work with on our client’s VA home loan. VA loans can be tricky and it is so important to work with a loan officer that knows them well. Shirley did an excellent job!
Switched from another lender
We had a nightmare of an experience with a previous lender but Shirley and Karolina went above and beyond to not only get us into our home, but provide the best customer service possible! They fought hard for us and thanks to them, we are finally living in our dream home. I highly recommend valoanstexas!
VA purchase
Working with the VALoansTx team to purchase our home in Texas was an amazing experience. Shirley, Angie, Ashley, and their team were in constant communication with us, making sure that we knew what to expect with every step of the complicated process. In today’s crazy housing market, it was comforting to know that we had an entire team that was only a phone call away. They were quick to answer calls, emails and always very friendly and personable. We could not have achieved this dream without VALoansTx on our team. We will highly recommend to everyone we know buying a home with a VA loan.
VA purchase
Ms. Shirley and her team are the BEST. Clear communication, specialized VA knowledge, responsiveness, and reduced stress. Thank you all for your help .
About Shirley Mueller
Since 2003, Shirley has specialized in VA loans, ranking #7 nationally for VA volume (Scotsman Guide, 2018). She has helped Veterans in almost every possible circumstance including active duty personnel deployed overseas, returning home, or with PCS orders…
She also regularly helps separated Veterans who may have income that includes Military retirement, disability and social security. And she frequently helps spouses of Veterans who find themselves handling the home purchase or VA loan refinance for their family.
Want every Texas rule in one place? See Shirley’s complete guide to VA loans in Texas, including property tax exemptions, Texas Veterans Land Board programs and Texas cash-out rules.
Comparison
Both programs offer Texas veterans $0 down on a primary residence. Here is where they differ, in plain language.
| VA Home Loan | Texas Vet Loan (Veterans Land Board) | |
|---|---|---|
| What it is | A federal loan guaranteed by the Department of Veterans Affairs | A Texas program run by the Veterans Land Board, done as a VA, FHA or conventional loan |
| Texas residency | Not required | Must be a Texas resident when you apply |
| Down payment | $0 | $0 when done as a VA loan; FHA and conventional versions need a down payment |
| Maximum loan | No VA limit with full entitlement. The county limit ($832,750 in 2026) only matters if part of your entitlement is still in use | $832,750 (2026 Veterans Land Board limit) |
| Interest rate | Set by the lender and can change daily; credit, loan type and lock date matter most | Set weekly by the Veterans Land Board, late Friday afternoon; the same rate for every borrower |
| 30%+ disability rating | No rate discount; the VA funding fee is waived with VA disability compensation | 0.5% lower interest rate, plus the funding-fee waiver when done as a VA loan |
| Buying the rate down | Allowed (discount points) | Not allowed below the weekly rate |
| Rate lock | Longer lock terms available | Shorter lock terms |
| Living in the home | Primary residence; you certify you intend to move in, generally within 60 days | Move in within 60 days and live there at least 3 years |
| Loans at one time | More than one is possible with remaining entitlement | One Texas Vet home loan at a time |
| Minimum credit score | None; files are reviewed to VA guidelines | None |
| What it can be used for | Purchase, refinance (IRRRL or cash-out), construction and renovation | Purchase, or refinancing a construction loan on a newly built home |
In plain language: if you have a 30% or higher service-connected disability rating and plan to stay in the home at least three years, a Texas Vet loan’s lower rate is often worth a look. If you need more than $832,750, want to buy points, or may move sooner, a VA loan is usually the better fit. Many veterans compare both; my team can price them side by side. Full Texas Vet vs VA loan comparison →
Free calculators set up for Texas, plus 2026 housing allowance rates.
Our office is located at 6601 Vaught Ranch Rd #101, Austin, TX 78730, and we proudly serve veterans across Texas. Visit VALoansTexas.com or contact us today to learn more about your VA home loan options and get started with a trusted Texas VA lender.
My team will be in touch soon. No cost or obligation.
