Service member video calls family in new home.

Buy a Texas Home with a VA Loan While Stationed Overseas

Q: Can I get a VA loan for a home in Texas while I'm stationed in another country?

A lender's seasoning period is a mandatory waiting time after you purchase or refinance a property before you can access the full after-repair value (ARV) for a cash-out refinance. Most DSCR lenders require a seasoning period of 6 to 12 months. Refinancing before the seasoning period concludes typically means the lender will base the loan amount on your original purchase price plus rehab costs, which severely limits the amount of equity you can cash out. Waiting until after the period allows you to borrow against the full market value you created through your renovations.

Q: What documents are used to verify my income for a VA loan if I have PCS orders?

To justify a higher appraised value, you should provide the appraiser with a detailed and organized renovation packet. This packet removes guesswork and provides concrete evidence of the work performed. It should include: a cover letter summarizing the major upgrades, a detailed scope of work document itemizing all improvements, compelling before-and-after photos showing the property's transformation, copies of paid invoices and receipts for materials and labor, and copies of any official building permits that were issued for the work.

Q: How can my spouse legally handle the home purchase in Texas if I can't be there?

No, LTV limits for cash-out refinances vary significantly among different DSCR lenders, as each has its own guidelines and risk tolerance. While purchase loans may reach 80% LTV, cash-out refinances are often capped at 70% or 75% LTV. The specific LTV offered to an investor is influenced by several factors, including: Credit Score (higher scores typically qualify for higher LTVs), DSCR Ratio (a stronger income-to-debt ratio may result in a better LTV offer), Property Type (a single-family home might receive a higher LTV than a multi-unit property), and Loan Amount (some lenders may offer different terms based on the size of the loan).

Q: What is the difference between a VA appraisal and a home inspection?

Your property's monthly rental income is the foundation of a DSCR loan approval. The formula is: DSCR = Gross Rental Income / Total Monthly Housing Payment. A higher rent results in a higher DSCR. This proves to the lender that the property can comfortably support a larger loan payment, which in turn allows you to qualify for a larger loan amount and maximize your cash-out.

Q: What are the VA's occupancy rules if my family moves in before I arrive from my overseas post?

Yes, it is often possible to pay for closing costs with the proceeds from your new loan, meaning you don't need to bring cash to closing. However, these costs are not added on top of your loan limit. Instead, the closing costs are subtracted from the total cash-out funds available to you after your existing mortgage is paid off. The total loan amount, including these costs, cannot exceed the lender's maximum LTV limit based on the property's appraised value.

Q: What options are available to complete the closing from a different time zone?

Investors can make several avoidable errors that reduce their available cash-out funds. The most common mistakes include: Poor Documentation (failing to provide an appraiser with a thorough renovation packet can lead to a conservative and lower valuation), Refinancing Too Soon (not waiting for the lender's seasoning period to expire is a costly mistake that forces the loan to be based on cost rather than value), Lacking a Tenant (attempting to refinance a vacant property is less favorable, as lenders prefer the security of a signed lease over estimated market rents), and Ignoring Lender Differences (accepting the first loan offer without comparing options can mean missing out on better LTV limits or shorter seasoning requirements from other lenders).

Q: How can I protect myself when buying a house I have not seen in person?

The ideal time to begin the refinance process is 30 to 45 days before your lender's seasoning period expires. This allows you to gather all necessary documentation, secure an appraisal, and complete underwriting so that you can close immediately once the seasoning requirement is met. Crucially, by this time, the property should also be 'stabilized,' which means you have a qualified tenant in place with a signed lease and have collected at least the first month's rent.

February 27, 2026

Specialized In Jumbo Loans, Investor Loans, DSCR Loans, Non-QM Financing, Commercial Mortgages, and Tax-Informed Lending Strategies

Published By

David Ghazaryan

Owner / Broker / Banker

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(702) 766-3744

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TL;DR

Utilize your Permanent Change of Station (PCS) orders for a Texas base to satisfy VA loan requirements for occupancy and income verification, even from an overseas location.
Appoint a trusted person, often a spouse, with a specific power of attorney (POA) to manage tasks like signing contracts and attending the closing on your behalf.
Understand that purchasing a home in Killeen or San Antonio from overseas involves special coordination for critical steps like appraisals, home inspections, and remote closing procedures.

Can I get a VA loan in Killeen while stationed in another country?

Yes, you absolutely can secure a VA loan for a home in Killeen, San Antonio, or anywhere else in Texas while you are stationed overseas. The Department of Veterans Affairs designed the VA loan program with the realities of military life in mind, including frequent relocations and overseas assignments. Lenders who specialize in VA loans are accustomed to working with service members across different time zones.

The key is your Permanent Change of Station (PCS) orders. These official documents are the proof a lender needs to verify your future income at your new duty station and your intent to occupy the home as your primary residence. Even if you are months away from relocating, your orders allow you to start the homebuying process and secure a property for your family.

What documents replace pay stubs when using military orders?

When you are buying a home ahead of a PCS, your current pay stubs from an overseas location may not reflect your future income in Texas. Lenders understand this. Instead of relying solely on past pay history, they use forward-looking documents to qualify you.

Here’s what you will typically need:

Leave and Earning Statement (LES): Your most recent LES is still required. It details your current pay, allowances, rank, and time in service.
PCS Orders: This is the critical document. Your orders to a base like Fort Cavazos (formerly Fort Hood) in Killeen or Joint Base San Antonio confirm your relocation and the effective date. Lenders use this to project your income, including your Basic Allowance for Housing (BAH) for that specific location.
Certificate of Eligibility (COE): This official VA document proves to the lender that you meet the minimum service requirements to qualify for the VA loan benefit.

For example, if your orders assign you to Fort Cavazos, your lender will use the Killeen-area BAH rate to calculate your qualifying income, even if you are currently in Germany or South Korea. This ensures your loan is based on the income you will be earning when you actually start making mortgage payments.

Military service member reviewing VA loan documents for a Texas home purchase.

How does my spouse handle things in San Antonio with a power of attorney?

Managing a real estate transaction from thousands of miles away is nearly impossible without help. This is where a Power of Attorney (POA) becomes essential. A POA is a legal document that grants a person you trust, known as your 'attorney-in-fact', the authority to act on your behalf.

For buying a home, you will need a Specific Power of Attorney. Unlike a general POA that grants broad powers, a specific POA is limited to the real estate transaction. It clearly defines what your spouse (or another trusted person) can do, such as:

Sign the purchase offer and counteroffers.
Execute disclosures and other required paperwork.
Sign the final loan and closing documents.

It is crucial to have this document prepared by a legal professional, ideally through your base's military legal assistance office (JAG). They can draft a POA that meets all Texas state and lender requirements. (The data, information, or policy mentioned here may vary over time.) With a valid POA, your spouse can attend the closing in San Antonio and sign the final papers, making the purchase official while you are still overseas.

What are the rules for a VA appraisal on a home I have not seen?

The VA appraisal process is the same whether you are in Texas or on the other side of the world. A VA-assigned appraiser will visit the property to determine its fair market value and ensure it meets the VA's Minimum Property Requirements (MPRs). These are basic standards for safety, structural soundness, and sanitation.

However, since you cannot see the home yourself, the appraisal becomes even more critical. It acts as a set of expert eyes ensuring the home is livable. The appraiser checks for things like a functional roof, safe electrical systems, and adequate heating.

Important Distinction: An appraisal is not a home inspection. The appraiser is not looking for cosmetic issues or potential future problems. When buying sight unseen, you must hire a professional home inspector. This inspector will provide a detailed report with photos and descriptions of the home's condition, from the foundation to the attic. This report is your best tool for understanding exactly what you are buying.

How do I attend the closing from a different time zone?

Coordinating a closing across continents requires planning, but you have several options:

Closing with a Power of Attorney: This is the most common and simplest method. Your designated attorney-in-fact attends the closing appointment in person at the title company in Killeen or San Antonio and signs everything on your behalf.
Mail-Away Closing: The title company can overnight the closing package to your APO/FPO address. You would sign the documents in the presence of a notary public (often available at U.S. embassies or consulates) and mail them back. This requires careful timing due to international shipping delays.
Remote Online Notarization (RON): Texas is a RON-approved state. If your lender and title company are equipped for it, you may be able to close digitally. This involves a secure audio-video call where you electronically sign documents, and a certified notary verifies your identity and witnesses your signature remotely. RON is the most convenient option but is not universally available. (The data, information, or policy mentioned here may vary over time.)

Discuss these options with your loan officer and title company early in the process to determine the best path forward.

What are the occupancy requirements if my family moves in before I do?

The VA loan is for a primary residence, meaning the veteran must intend to live in the home. The VA generally requires you to occupy the property within 60 days of closing. However, the VA makes a crucial exception for active-duty service members.

If you are on active duty and cannot occupy the home within 60 days because of your military orders, your spouse’s occupancy fulfills the requirement. As long as your spouse or dependent child moves into the new home in Texas within a reasonable time, you will satisfy the VA's occupancy rule.

Your PCS orders serve as proof that your delay in moving is due to military service, protecting your VA loan eligibility. This allows your family to get settled in their new San Antonio home well before you arrive.

How can I protect myself when buying a home sight unseen?

Buying a property you have never walked through carries inherent risks. Taking extra precautions is non-negotiable.

Find a Military-Savvy Real Estate Agent: Work with a local agent in Killeen or San Antonio who has experience with military clients and overseas purchases. They will be your eyes and ears on the ground.
Demand Detailed Virtual Tours: Ask your agent for live video walk-throughs using FaceTime or Zoom. This allows you to ask questions in real time and direct them to look at specific details, like water pressure in the shower or the condition of appliances.

A Texas home being shown on a video call for a virtual tour.

Never Skip the Home Inspection: As mentioned, a thorough home inspection from a reputable company is your single most important protective measure. Review the report page by page with your agent.
Involve a Trusted Friend or Family Member: If you have someone you trust in the area, ask them to tour the final few homes on your list. A second opinion from someone who knows you can provide invaluable peace of mind. Buying a home while serving overseas adds unique challenges to the mortgage process. If you have PCS orders for Texas, it is crucial to work with a mortgage professional who understands the specific documentation and timelines involved. A strategist familiar with military relocations can help you coordinate the entire process, from pre-approval using your LES to a smooth remote closing.

With PCS orders in hand, the path to Texas homeownership is clearer than you might think. Our team specializes in helping service members navigate the unique challenges of buying from overseas. Ready to take the next step towards your new home? Apply now to begin your streamlined mortgage pre-approval.

Author Bio

David Ghazaryan is the expert mortgage strategist and founder behind iQRATE Mortgages. With a mission to fund home loans that traditional banks won't touch, David specializes in helping clients with unique financial situations, including those recovering from foreclosure or bankruptcy. He expertly crafts smart, strategic, and stress-free mortgages by leveraging a vast network of over 100 lenders to secure competitive rates for investors and homebuyers alike. Praised for exceptional customer service, David has helped hundreds of families with a 97% satisfaction rate, guiding them to the mortgage they deserve.