Veterans & Military Home Buyer Specialist
Veterans & Military Home Buyers
Honor your service with expert VA loan guidance and a home you deserve in the Lehigh Valley.
Tim Tepes
Assoc Broker — Tim Tepes Real Estate LLC | PA License #AB062628L
Thank You for Your Service
Veterans and active-duty service members have earned benefits that make homeownership more accessible than ever — and the Lehigh Valley is an ideal place to put those benefits to work. VA loans offer 0% down, no PMI, and competitive rates, while Pennsylvania provides property tax exemptions for disabled veterans. With 36+ years of experience, 700+ closed transactions, and a deep commitment to serving those who have served, Tim Tepes provides the patient, thorough guidance veterans deserve when buying a home in the Lehigh Valley.
VA Loan Benefits Overview
0% Down Payment
No down payment required — one of the most significant advantages of VA loans. This allows veterans and service members to purchase a home with zero money down, building equity from day one.
No Private Mortgage Insurance (PMI)
Unlike conventional and FHA loans, VA loans do not require private mortgage insurance. This can save borrowers $150–$300+ per month compared to other loan programs.
Competitive Interest Rates
VA-backed loans consistently offer some of the lowest interest rates available. Because they are guaranteed by the federal government, lenders can offer more favorable terms.
Limited Closing Costs
The VA limits what buyers can be charged in closing costs. The VA funding fee can be rolled into the loan, and sellers can pay up to 4% in concessions toward buyer closing costs.
VA Loan Eligibility
To use the VA loan benefit, you must obtain a Certificate of Eligibility (COE) from the Department of Veterans Affairs. You are generally eligible if:
Active Duty Service
Active-duty service members are eligible after 90 consecutive days of continuous service during wartime, or 181 days during peacetime.
Veterans
Veterans who served at least 90 days active duty (with at least 30 consecutive days) during wartime, or 181 continuous days during peacetime, are eligible.
National Guard & Reservists
Members of the National Guard and Reserves are eligible after 90 days of active service, or 6 years of honorable service, with certain wartime provisions.
Surviving Spouses
Unmarried surviving spouses of service members who died in the line of duty or from a service-connected disability may be eligible for VA loan benefits.
VA Funding Fee Explained
The VA funding fee is a one-time fee that helps offset the cost of the VA loan guarantee program. The fee varies based on down payment amount and whether it is your first or subsequent use of the benefit.
| Use | Down Payment | Funding Fee |
|---|---|---|
| First Use | 0% | 2.15% |
| First Use | 5%–9.99% | 1.50% |
| First Use | 10%+ | 1.25% |
| Subsequent Use | 0% | 3.30% |
| Subsequent Use | 5%–9.99% | 1.50% |
| Subsequent Use | 10%+ | 1.25% |
Funding Fee Exemption
Veterans with a VA-rated service-connected disability of 10% or higher are exempt from the VA funding fee. This can save thousands of dollars at closing. Surviving spouses receiving DIC benefits are also exempt.
Funding fee rates are subject to change. Consult the VA's website or a VA-approved lender for current rates.
VA Appraisal Process & Common Issues
The VA appraisal serves two purposes: it confirms the home's fair market value and ensures it meets the VA's Minimum Property Requirements (MPRs). Here is how it differs from a conventional appraisal and how to navigate common issues:
Low Appraisal
If the VA appraisal comes in below the purchase price, you can renegotiate the price with the seller, make up the difference in cash, challenge the appraisal with comparable data, or walk away from the deal.
M.minimum Property Requirements (MPRs)
The VA requires homes to meet minimum property standards for safety, structural integrity, and sanitation. Common issues include peeling paint, roof condition, inadequate heating, and crawl space concerns. Repairs can often be negotiated with the seller.
Termite / Pest Inspection
VA loans require a termite inspection. If termites are found, treatment and repair costs can typically be negotiated as a seller responsibility in the Lehigh Valley.
Water & Well Issues
Properties with private wells must meet VA water quality standards. Bacterial testing and flow-rate verification are required. Tim coordinates with local testing services to ensure compliance.
PA Property Tax Exemptions for Veterans
Pennsylvania offers meaningful property tax relief for eligible veterans. These exemptions can save thousands of dollars annually and significantly impact your home buying budget:
100% Disabled Veterans — Full Property Tax Exemption
Pennsylvania provides a full property tax exemption for veterans who have been rated 100% permanently and totally disabled by the VA. This exemption applies to the veteran's primary residence and can represent $4,000–$8,000+ in annual savings depending on the school district.
Veterans with 50–90% VA Disability Rating
Pennsylvania does not currently provide a partial property tax exemption for veterans rated between 50–90%. However, these veterans may qualify for other programs including the Property Tax/Rent Rebate Program and local-level assistance.
World War II, Korean War, Vietnam War Veterans
Pennsylvania offers property tax exemptions for certain wartime veterans. Eligibility depends on length of service and period of conflict. Check with your county assessor for current eligibility.
VA Pension Impact on Home Buying
VA pension benefits can be used to qualify for a mortgage. Pension income is considered qualifying income by most lenders, and the VA provides pension verification letters for this purpose.
Property tax exemption eligibility varies. Contact your county assessor's office or a veteran service officer for guidance specific to your situation.
Nearby Military Installations
The Lehigh Valley is conveniently located near several military installations, making it a popular choice for service members, veterans, and military families:
Fort Indiantown Gap
~75 miles westPennsylvania National Guard post and mobilization center located in Annville, PA — approximately 75 miles west of the Lehigh Valley. Major training facility for National Guard and Reserve units.
Tobyhanna Army Depot
~50 miles northMajor U.S. Army depot for electronics and communication equipment repair, located in the Pocono Mountains — approximately 50 miles north of the Lehigh Valley.
Naval Air Station Joint Reserve Base Fort Worth
Long-distance PCSWhile not local, many Lehigh Valley veterans are relocating from or to JRB Fort Worth. Tim has experience helping veterans with long-distance PCS moves.
Lehigh Valley VA & Veteran Resources
VA Healthcare
- Wilkes-Barre VA Medical Center — primary facility serving the Lehigh Valley region
- Allentown VA Clinic — outpatient services at 3100 Hamilton Boulevard, Allentown
- Catasauqua VA Clinic — additional outpatient services for veterans
Vet Centers (Readjustment Counseling)
- Allentown Vet Center — 601 West Union Boulevard, Allentown, PA 18101
- Provides individual, group, and family counseling for combat veterans and those who experienced military sexual trauma
Veteran Service Organizations
- American Legion — Posts throughout the Lehigh Valley
- Veterans of Foreign Wars (VFW) — Posts in Allentown, Bethlehem, and Easton
- Disabled American Veterans (DAV) — Transportation and claims assistance
Student Veterans & Higher Education
The Lehigh Valley is home to several universities and colleges that actively support student veterans transitioning from military to academic life:
- Lehigh University — Ranked national university with a dedicated Veterans Services office and Yellow Ribbon Program participant.
- Lafayette College — Highly rated liberal arts college in Easton with veteran support services and GI Bill benefits.
- Lehigh Carbon Community College (LCCC) — Affordable two-year option with veteran-focused academic advising and tutoring.
- Northampton Community College (NCC) — Accessible campus with strong veteran support, VA benefits processing, and career services.
- Moravian University — Private university in Bethlehem with veteran-friendly policies and a growing veteran student community.
- DeSales University — Private university in Center Valley with small class sizes and veteran support programs.
Student veterans considering purchasing a home during their studies can use their VA loan benefit — and with Lehigh Valley home prices well below national averages, buying can be more affordable than renting near campus.
PCS to the Lehigh Valley?
If you are receiving PCS orders to the Lehigh Valley area or relocating from another military installation, Tim makes the transition as smooth as possible:
Research Before You Arrive
Tim provides virtual tours and market briefings before your PCS date, helping you narrow down communities and neighborhoods that fit your family's needs, commute, and budget.
Get VA-Approved Pre-Approval
Before house hunting, get pre-approved through a VA-experienced lender. Tim can connect you with local lenders who understand VA loan requirements and can close quickly on your timeline.
Align Your Timeline
PCS moves operate on strict timelines. Tim coordinates property searches, showings, and closings to align with your report date — whether you have 30 days or 6 months.
Consider School Districts
The Lehigh Valley has some of Pennsylvania's highest-rated school districts. Tim helps military families find homes in districts that serve their children well — Parkland, Nazareth, Saucon Valley, and more.
Frequently Asked Questions
Can I use my VA loan benefit more than once?
Yes. VA loan benefits can be reused. If you pay off a VA loan, you can restore your entitlement and use it again on a subsequent purchase. You can also have more than one VA loan at a time, up to your remaining entitlement amount.
What is the VA funding fee, and how much is it?
The VA funding fee is a one-time fee paid at closing that helps offset the cost of the VA loan program. For first-time use with 0% down, the funding fee is 2.15% (as of 2025). For subsequent use with 0% down, it is 3.3%. The fee can be rolled into the loan amount. Veterans with a VA-rated disability of 10%+ are exempt from the funding fee.
What credit score do I need for a VA loan?
The VA itself does not set a minimum credit score, but most VA lenders require a minimum of 620. Some lenders may go as low as 580. Tim works with VA-experienced lenders who can help you understand your options even if your credit is not perfect.
Can I buy a multi-unit property with a VA loan?
Yes, VA loans can be used to purchase 1–4 unit properties, provided you live in one of the units as your primary residence. This is a great strategy for veterans who want to house hack — live in one unit and rent out the others to build wealth.
Why Veterans Choose Tim Tepes
Tim Tepes is committed to serving those who have served our country. He understands the unique aspects of VA loans, the appraisal process, and the timeline challenges that come with military relocations. With 36+ years of experience and 700+ closed transactions, Tim has helped numerous veterans and military families achieve homeownership in the Lehigh Valley.
Tim is known for being patient and thorough — qualities that matter when you are navigating a VA loan for the first time or relocating from across the country. He walks you through every step, answers every question, and coordinates with VA-experienced lenders, inspectors, and attorneys to ensure a smooth closing.
Whether you are active duty PCS, a transitioning veteran, a Guard/Reserve member, or a surviving spouse, Tim provides the same level of dedication and respect. He also connects you with local veteran service organizations and resources to help you settle into your new community.
Explore More
First-Time Buyer Guide
Step-by-step guide for first-time home buyers including VA, FHA, and conventional loans.
Communities
Explore all 17 Lehigh Valley community guides.
Schools & Education
Top-rated school districts for military families with children.
Relocation Guide
Comprehensive relocation resources for moving to the Lehigh Valley.
Market Data
Current housing market trends and pricing data for the Lehigh Valley.
New Construction
Explore new construction options — VA loans are accepted by most builders.
Book Your Free Veteran Consultation
Whether you are active duty, transitioning to civilian life, or a veteran looking to buy your next home, Tim Tepes provides the expertise, patience, and respect you deserve. Schedule a free, no-pressure consultation today.
Tim Tepes | Assoc Broker — Tim Tepes Real Estate LLC | PA License #AB062628L