One of the biggest myths around buying a home is the idea that you need a pile of cash sitting in the bank just to get started.
Most service members and Veterans already know the VA home loan doesn’t require a big down payment. That part is usually understood. Where things get sideways is everything around the purchase. Inspections, escrow, and the steps between getting under contract and getting the keys can make it feel like you still need way more money than you actually do.
In reality, the amount of money needed to get started is often far lower than most people expect.
And in many cases, it can be structured so you don’t come out of pocket at all.
What “Zero Down” Actually Means
When people say the VA home loan is zero down, they’re talking about the down payment on the home itself.
If you have full VA entitlement, you can purchase a home without putting money down toward the price of the property.
That alone removes one of the biggest barriers to homeownership compared to other loan programs.
But buying a home involves more than just the down payment.
What Escrow Is, in Plain English
Once your offer is accepted, you enter a phase called escrow.
Escrow is the period of time between the acceptance of your contract and the day you officially take ownership of the home. Think of it as the window where everything gets verified and finalized.
During escrow:
• Inspections are completed
• The appraisal is ordered
• The loan is finalized
• Final numbers are confirmed
This is also when certain costs may appear.
Common Costs That Can Come Up During Escrow
Even with a zero-down VA loan, there may be some expenses during escrow. Not always, but sometimes.
The most common ones are:
• Home inspection
• Well water test, if the home has a well
• Septic inspection, if the home has a septic system
• Other inspections, if recommended
These costs usually total around $500 to $1,000, depending on the property and location.
That’s often the full extent of the upfront barrier.
You May Not Have to Pay Those Costs Right Away
Here’s something most buyers don’t realize.
Some inspectors and service providers allow payment to be deferred until closing. That means you don’t pay when the inspection happens. The bill is paid at the end of escrow instead.
Why this matters is simple. Most things paid at closing can often be covered by seller concessions.
How Seller Concessions Can Keep You at Zero Out of Pocket
Seller concessions are credits the seller agrees to give toward your closing costs. These are negotiated by your Realtor as part of the purchase contract up front.
If your Realtor secures enough seller concessions, those credits can be used to cover:
• Closing costs
• Prepaid expenses
• Inspection fees that were deferred until closing
If structured correctly, this can still result in zero money out of your pocket, even though inspections were completed.
This is where experience matters.
If You Do Need Cash, the Target Is Small
Even if inspections must be paid upfront, the barrier is still extremely low.
Many service members and Veterans cover this by:
• Picking up a short-term side gig
• Doing weekend or evening work
• Selling unused equipment or gear
• Taking on small local jobs
• Short-term online or freelance work
You’re not trying to save for a down payment.
You’re covering a temporary cost to unlock long-term homeownership.
The Big Picture
The VA home loan was designed to remove barriers, not create them.
Zero down doesn’t always mean zero out of pocket.
But the amount required to get started is often far less than what people assume.
Most Veterans don’t get stopped by money.
They get stopped by misinformation.
Final Thought and Call to Action
If you’re a service member or Veteran who’s been thinking about buying a home but keeps waiting because you believe you don’t have enough cash to get started, it might be time to take another look.
There are multiple ways to structure this correctly.
If you want help, reach out. We can walk through your situation, explain your options clearly, and get you paired with one of the best Realtors in your area who understands how VA loans actually work.
If homeownership is something you want to accomplish as we roll into 2026, the first step is simply having the right conversation.
And that’s exactly what Project Valor is here for.