KNWN Agents TeameXp Realty
I have walked buyers through both — including a first-time purchase on a VA loan. Below, I break down what a VA loan actually gets you, the funding fee, two Montana programs most people miss, down-payment help, appraisals on acreage, and how to make a VA offer competitive here.
“We truly could not have asked for a better realtor than Clint Struble to guide us through purchasing our first home.”
“As first-time homebuyers using a VA loan, there were plenty of things we didn’t know or understand, and he was always willing to slow down, explain the process, answer our questions, and make sure we knew what to expect next. … When concerns came up with the property, Clint helped us navigate them and was instrumental in getting significant repairs and improvements completed prior to closing. … We never felt like we were simply another transaction. He stayed involved, kept us informed, and looked out for our best interests all the way through closing and getting the keys to our new home.”
John L. First-time buyer · VA loan
We truly could not have asked for a better realtor than Clint Struble to guide us through purchasing our first home.
From the beginning, Clint’s communication was phenomenal. As first-time homebuyers using a VA loan, there were plenty of things we didn’t know or understand, and he was always willing to slow down, explain the process, answer our questions, and make sure we knew what to expect next.
One of Clint’s greatest strengths is his ability to communicate and work effectively with everyone involved. He advocated for us while maintaining a great working relationship with the seller’s realtor, which ultimately helped us get the best possible outcome. When concerns came up with the property, Clint helped us navigate them and was instrumental in getting significant repairs and improvements completed prior to closing.
What stood out most, though, was how much Clint genuinely cares about his clients. We never felt like we were simply another transaction. He stayed involved, kept us informed, and looked out for our best interests all the way through closing and getting the keys to our new home.
We would recommend Clint without hesitation, especially to first-time homebuyers or anyone navigating the VA home-buying process. He is a phenomenal realtor, an excellent communicator, and genuinely a great person.
Five stars without question. If we ever buy or sell again, Clint will absolutely be our first call.
“Clint is everything and more as a realtor.”
“Once you close on your home, he is still there for you making recommendations on where to go from furniture to a handyman. His follow up is amazing. I highly recommend Clint if you are looking for a realtor!”
Todd Weller Charlotte, NC
Four things worth knowing before you talk to anyone. Your lender confirms all of it against your own file.
In most cases a VA-backed purchase loan requires no down payment and carries no monthly mortgage insurance. That is the single biggest difference from a conventional or FHA loan for a buyer who has service history.
Source: va.gov
If your Certificate of Eligibility shows $36,000 basic entitlement and you have full entitlement, the VA does not impose a loan limit — as long as you can afford the loan and the appraisal supports the price. Your lender still has to approve you.
Source: va.gov
The loan is capped at the appraised value or the purchase price, whichever is lower. VA.gov's own example: preapproved at $450,000, contract price $400,000, appraisal $375,000 — the loan was capped at $375,000.
Source: va.gov
The VA funding fee is a one-time cost calculated on the loan amount, not on the purchase price. It can be paid at closing or rolled into the loan, which your lender will walk you through.
Source: va.gov
| Down payment | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% to 9.99% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
VA.gov's worked example: a $200,000 home with $10,000 down produced a $2,850 funding fee — 1.5% of the $190,000 loan.
The fee is charged on the loan amount, not the purchase price.
Refunds are possible if compensation is later awarded retroactive to a date before your closing. Your lender and the VA determine eligibility for an exemption or a refund — not me.
These are state programs, not something I administer — but plenty of buyers here have never heard of either one.
First-mortgage funds for Montana residents who are serving, or who have served, in the federal armed services or the Montana National Guard.
The state’s main first-time buyer program: a 30-year low-interest loan for buyers whose income and purchase price fall below the posted limits.
Program terms come from the Montana Department of Commerce. A participating lender confirms eligibility, current rates and the posted income and purchase price limits.
Down payment assistance requires being eligible for a Regular Bond Program loan first, and a participating lender determines how much assistance you actually need.
A VA appraisal does two jobs: it establishes value, and it checks the property against the VA’s minimum property requirements. In this valley that combination has practical consequences, because so much of what people fall in love with sits on acreage.
What I see come up, over and over: wells and their flow, septic systems and their age, roofs at the end of their life, and older outbuildings that were fine for a rancher and are a question mark on an appraisal. None of that means a rural property is a bad idea. It means the timeline and the repair conversation start earlier than they would in town.
My advice is simple. Before you write on a rural property, talk to your lender and your inspector about what the appraisal is likely to flag. Your lender and appraiser decide what is actually required — I am telling you what tends to happen here so it is not a surprise in week three.
Ask early, in this order:
Some listing agents still assume a VA offer is slower or riskier than the alternative. A well-prepared VA offer is not, and most of the objection disappears when the file looks organized from the first page.
What actually helps: a full preapproval from a lender who closes VA loans regularly, timelines you can genuinely hit rather than optimistic ones, and knowing in advance how you want to handle repair requests if the appraisal or inspection turns something up.
That last part is where I earn my keep. In the review at the top of this page, John credits me with getting significant repairs and improvements completed before closing — that came from raising the issue early, staying on good terms with the other agent, and being specific about what we were asking for.
In most cases, no. A VA-backed purchase loan generally requires no down payment and no monthly mortgage insurance, which is why it is often the strongest option for a buyer with service history. Your lender still qualifies you on income, credit and the property itself, and a down payment does lower the funding fee.
If you have full entitlement — a Certificate of Eligibility showing $36,000 basic entitlement — the VA does not impose a loan limit, provided you can afford the loan and the appraisal supports the price. Your lender sets what you actually qualify for, and the loan is capped at the appraised value or the price, whichever is lower.
It is a one-time fee charged on the loan amount, not the purchase price. On a purchase with less than 5% down it is 2.15% for first use and 3.3% after first use. VA.gov's example: a $200,000 home with $10,000 down produced a $2,850 fee, 1.5% of the $190,000 loan. Several exemptions apply — see the list above.
It depends on the program and on your lender. Montana Housing down payment assistance requires being eligible for a Regular Bond Program loan, and that program requires you to first qualify for an FHA, VA, RD or HUD-184 first mortgage. Whether the specific combination works for you is a question for a participating lender.
Yes, and regularly. Some listing agents still assume a VA offer is slower or riskier, which is usually a preparation problem rather than a loan problem. A full preapproval from a lender who closes VA loans often, realistic timelines and a clear plan for repair requests answer that objection before it is raised.
A VA appraisal establishes value and also checks the property against the VA's minimum property requirements. Out here that often puts attention on wells, septic systems, roofs and outbuildings on acreage. Your lender and appraiser determine what is required; the practical move is to raise it early rather than after inspection.
Possibly. Program definitions of “first-time buyer” vary, and the lender — not the REALTOR® — determines whether you meet the definition for a particular program. Ask a participating lender to check your specific history against the program you are interested in before ruling yourself out.
When you are ready to choose a town, the Montana Move Guide is the next step: 23 pages on Bozeman, Belgrade, Manhattan, Three Forks, Paradise Valley, Livingston and Big Sky — where locals eat, what to do and who to call. It is free and you owe me nothing for it.
Call or text. Texting is usually fastest during the day.
I am happy to answer a VA or first-time buyer question with no transaction in sight, and to point you at a lender who does this often.
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Clint Struble is a REALTOR®, not a lender or a VA representative. Nothing on this page is loan advice or a commitment to lend. Program terms, rates, fees and limits change, and eligibility is determined by a participating lender and by the VA. Verify current details with a lender and with the official sources listed here before making decisions.
All figures on this page verified August 2026