VA refinance options
VA IRRRL VA Streamline Refinance
A VA IRRRL (Interest Rate Reduction Refinance Loan) is often called a VA Streamline. It is designed for borrowers who already have a VA loan and want a clear benefit, such as lowering the rate or moving from an adjustable rate to a fixed rate. Documentation may be reduced in some cases, but underwriting and title requirements still apply.
VA Cash-Out Refinance
A VA cash-out refinance replaces your current mortgage with a new VA loan and may allow you to take cash out, depending on eligibility and VA/lender guidelines. This option can also be used to refinance a non-VA loan into a VA loan in some scenarios, subject to VA rules and approval.
Common reasons Texas homeowners refinance with VA
- Try to lower the interest rate
- Improve payment stability by switching from ARM to fixed
- Change the loan term
- Cash-out for a planned expense (cash-out refinance only, when eligible)
Simple steps to get started
- Tell us your goal (IRRRL vs cash-out) and your property city in Texas.
- We review your current loan details and confirm the best VA refinance path.
- We guide you through underwriting and closing with clear updates.
Are VA refinance loans assumable
VA loans are generally considered assumable under VA rules, but assumptions are not automatic. The buyer must qualify, and the lender/VA must approve the assumption. Assumability depends on the specific loan and approval.
Frequently asked questions
Do I have to already have a VA loan to use a VA IRRRL
Yes. A VA IRRRL is used only to refinance an existing VA loan.
Is a VA IRRRL the same as a VA cash-out refinance
No. A cash-out refinance is a different option that may allow you to take cash out. IRRRL is mainly for improving rate and terms.
Does a VA refinance have to provide a benefit
Yes. VA refinance options generally require a clear benefit to the borrower, often called a net tangible benefit.
How long does a VA refinance take in Texas
Many VA refinances close in about 20 to 45 days depending on title, documentation, underwriting, and conditions.
Can I refinance in Texas if I have questions about my VA eligibility
Yes. We can help you review VA eligibility items and what is needed to move forward.
Get a VA refinance review
Tell us your goal and we will explain the best VA refinance options step by step.
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