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Traditional construction loans require two separate closings. One to fund the build, and a second to convert to a permanent mortgage. That means two sets of closing costs, two rounds of underwriting, and twice the stress.
The VA One-Time Close Construction Loan wraps the construction phase and the permanent mortgage into a single loan with a single closing. You lock your rate before the first nail is driven, and you never have to qualify again. It is a benefit built for those who served.
Every feature of the VA One-Time Close program was designed to reduce costs, reduce complexity, and reward the sacrifice of military service.
Eligible veterans can finance 100% of the total project cost, including land, construction, and the permanent mortgage, with zero out of pocket at closing.
There is no PMI requirement on VA loans. Conventional loans charge PMI when you put less than 20% down, often $200 to $400 per month. Veterans keep that money.
One application, one appraisal, one closing. Pay closing costs one time and never re-qualify once construction is complete. Simple and straightforward.
Your permanent mortgage rate is locked in before construction begins. You are fully protected against market rate increases throughout the entire build timeline.
The loan covers land acquisition, permits, labor, and materials. If you already own your land, that equity may be applied toward the total project costs.
Your VA entitlement can often be reused. Veterans who have paid off prior VA loans may have full entitlement restored. We will confirm your eligibility before you begin.
The VA One-Time Close Construction Loan is available to eligible military borrowers across all branches of service. If you have VA loan entitlement, you may qualify.
Honorably discharged veterans with sufficient service history and remaining VA entitlement.
Currently serving members of the Army, Navy, Air Force, Marine Corps, Coast Guard, and Space Force.
Members who completed six years of service or were called to active duty under federal orders.
Unremarried surviving spouses of veterans who died in service or from a service-connected disability.
The VA OTC program is available in all states where Max Mortgage is currently licensed.
We keep the process clear and manageable so you can focus on designing your future home, not drowning in paperwork.
Schedule a no-obligation consultation. We confirm your VA eligibility, review your entitlement, and answer every question before we begin.
Certificate of Eligibility, DD-214 or Statement of Service, builder contract, and basic financial documents. We walk you through every item on the checklist.
Sign your loan documents one time. Your rate is locked, your construction funds are staged for disbursement, and you are cleared to break ground.
Your loan converts automatically to the permanent phase when construction is complete. No second closing. No re-qualification. Just your new home.
Understanding the core guidelines helps set realistic expectations from the start. Our team will walk you through every requirement specific to your situation.
See how the VA One-Time Close stacks up against a standard two-close construction loan so you can make the most informed decision for your family.
| Feature | VA One-Time Close | Traditional Construction Loan |
|---|---|---|
| Number of Closings | 1 closing only | 2 closings required |
| Down Payment | $0 for eligible veterans | Typically 10% to 20% |
| Private Mortgage Insurance (PMI) | Never required | Required below 20% equity |
| Interest Rate Lock | Locked at initial closing | Not locked until second closing |
| Re-Qualification After Build | Not required | Full re-qualification required |
| Closing Costs | Paid one time | Paid at both closings |
| Loan Limit (Full Entitlement) | No maximum | Conforming limits apply |
| Government Backing | VA-guaranteed | Conventional or FHA only |
| Funding Fee Can Be Financed | Yes, into the loan | Not applicable |
Straight answers to the questions veterans and service members ask most about the VA One-Time Close program.
You served this country. You earned this benefit. Let our team help you put it to work and build the home your family deserves, with zero down payment and one simple closing.
No obligation. No pressure. Just straightforward guidance from a team that honors your service.
This is not a commitment to lend. All loan programs are subject to credit approval, income verification, property eligibility, and VA guidelines. VA loan benefits are available to eligible veterans, active duty service members, National Guard and Reserve members, and eligible surviving spouses. Certificate of Eligibility required. VA Funding Fee applies; veterans with a service-connected disability may be exempt. Loan amounts, interest rates, and program terms are subject to change without notice and may vary based on individual loan characteristics. Program availability is limited to states where Max Mortgage LLC is currently licensed: Louisiana, Texas, Mississippi, Alabama, Florida, and Georgia. Max Mortgage LLC • NMLS #1446745 • 419 Lapalco Blvd, Gretna, LA 70056 • Equal Housing Opportunity
