Reserve and National Guard members earn the VA home loan benefit through service paths that differ from active duty. Some qualify after 90 days of active service; others qualify after six creditable years of drilling service, with no activation at all. This guide walks through those paths, the documents VA asks for when you request your Certificate of Eligibility (COE), and the Texas programs that count Guard and Reserve service.
How Guard and Reserve members qualify
VA lists these minimum service requirements (VA, updated September 22, 2026):
| Path | National Guard | Selected Reserve |
|---|---|---|
| Active service | At least 90 days of non-training active duty under Title 10 | At least 90 days of non-training active duty |
| Full-time Guard duty (Title 32) | At least 90 days of full-time National Guard duty including at least 30 consecutive days; your DD214 must show activation under 32 U.S.C. 316, 502, 503, 504 or 505 | Not applicable |
| Six creditable years, still serving | 6 creditable years in the National Guard, and you continue to serve | 6 creditable years in the Selected Reserve, and you continue to serve |
| Six creditable years, separated or retired | 6 creditable years and an honorable discharge, or placement on the retired list | 6 creditable years and an honorable discharge, or placement on the retired list |
For Reserve members, and for the Guard's Title 10 path, only non-training active duty counts. The Guard's 32 U.S.C. path counts full-time National Guard duty under 32 U.S.C. 316, 502, 503, 504 or 505, which includes annual training but not drill weekends. The 90 days must include 30 consecutive days (38 U.S.C. 3701(b)(7); 10 U.S.C. 101(d)(5)). If you also served on active duty, VA's active-duty rules for your service period may apply instead, and some service-connected disability discharges qualify with less time. Your COE settles which path applies.
Getting your Certificate of Eligibility
You can request a COE online on VA.gov, ask your lender to request it through VA's online system, or mail VA Form 26-1880 to your regional loan center (VA). The documents depend on your status:
| Your status | What VA asks for |
|---|---|
| Current or former activated Guard member | Your DD214 or other discharge documents. If you qualify through 90 days of active duty including 30 consecutive days: a DD214 showing 32 U.S.C. 316, 502, 503, 504 or 505 activation, an annual point statement, or your DD220 with the accompanying orders. |
| Current or former activated Reserve member | Your DD214 or other discharge documents. |
| Current Guard or Reserve member, never activated | A statement of service signed by your commander, adjutant or personnel officer, showing your full name, Social Security number, date of birth, the date you entered duty, your total creditable years of service, any lost time, and the command providing the information. |
| Discharged Guard member, never activated | Your Report of Separation and Record of Service (NGB Form 22) for each period of Guard service, and your Retirement Points Statement (NGB Form 23) with proof of the character of service. |
| Discharged Reserve member, never activated | A copy of your latest annual retirement points and proof of honorable service. |
Request the COE before you start shopping. If you are still drilling, ask your unit for the statement of service early, because it needs a signature from the command. Send documents with your Social Security number only through VA.gov, your lender's secure portal or the mail.
Funding fee, exemptions and refunds
VA charges most borrowers a one-time funding fee, set by loan type, down payment and whether it is your first use; you can pay it at closing or include it in the loan. VA's chart applies the same rates to veterans, active-duty service members, and National Guard and Reserve members. See VA's funding fee table for the current amounts.
You do not pay the fee if you receive VA compensation for a service-connected disability; are eligible for that compensation but receive retirement or active-duty pay instead; receive Dependency and Indemnity Compensation as a surviving spouse; have a proposed or memorandum rating before closing that says you are eligible for compensation from a pre-discharge claim; or are an active-duty member who shows proof of a Purple Heart on or before closing. If VA later awards compensation with an effective date before your closing, you may be eligible for a refund of the fee.
Entitlement and loan limits
With full entitlement, VA sets no loan limit; your lender still decides how much it will lend based on your credit, income and the appraisal. If part of your entitlement is tied up in another VA loan, VA uses the county loan limit to figure your remaining entitlement (VA). For 2026 that limit is $832,750 for a one-unit home in Starr, Hidalgo, Cameron and Willacy counties (FHFA 2026 county limits).
Texas programs that count Guard and Reserve service
- Texas Veterans Land Board: Texas National Guard members, and reserve component members who have completed 20 qualifying years for retirement, meet the VLB's service test, along with Texas residency and age 18 or older (GLO). A VLB home loan is a VA, FHA or conventional first mortgage made through a VLB participating lender, with the VLB in first lien position. The GLO says Reservists and Guard members with a VLB loan may be able to defer interest payments under the Servicemembers Civil Relief Act when called to active duty. See Texas Veterans Land Board loans.
- TSAHC Homes for Texas Heroes: its veteran definition includes Texas National Guard members who have completed initial active duty training, and members with 20 years of active or reserve service as computed for retired pay, with Texas residency rules (TSAHC). See Homes for Texas Heroes and My First Texas Home.
- TDHCA My First Texas Home: the first-time buyer rule is waived for a qualified veteran, honorably discharged as shown on a DD-214 (TDHCA program matrix, Aug 17, 2026). If you are still serving and do not have a DD-214, ask a participating lender how TDHCA will treat your service before you rely on the exception.
- Property tax: Texas disabled veteran exemptions follow your VA disability rating, whatever your component. See disabled veteran property tax exemptions.
Planning around drills and orders
- VA loans are for a home you will live in. If orders are coming, tell your lender early and ask how they affect occupancy and closing dates.
- Have pay records for both your drill pay and any civilian job ready; your lender tells you what it needs.
- If you might be activated before closing, ask your lender and the title company early how you can sign if you are away.
Where your real estate agent fits in
Amy is a real estate agent, not a lender, and she does not take loan applications or prepare VA claims. She served as a Captain in the U.S. Army Reserve and ran personnel operations (S1) for a 600-soldier aviation battalion. She can help you shop with your COE in hand, build an offer around the VA appraisal timeline, and line up the Texas programs that may also fit. For the full VA process, see VA home loans in Texas.
Reserve and Guard VA loan questions
Can Army Reserve members get a VA home loan?
Yes. Reserve members qualify with at least 90 days of non-training active duty, or with 6 creditable years in the Selected Reserve while still serving, or after an honorable discharge or placement on the retired list. Your Certificate of Eligibility confirms it.
How many years do National Guard members need for a VA loan?
Six creditable years in the National Guard, while still serving or after an honorable discharge or placement on the retired list. Guard members can also qualify sooner with at least 90 days of non-training Title 10 active duty, or 90 days of active duty including 30 consecutive days under 32 U.S.C. 316, 502, 503, 504 or 505.
Does annual training count toward the 90 days?
For Reserve members, no. For Guard members, full-time duty under 32 U.S.C. 502, including annual training, can count toward the 90 cumulative days if the total includes 30 consecutive days. Drill weekends do not count. VA decides on your COE, and members without qualifying duty can use the six-creditable-year path.
Do Guard and Reserve members pay a different VA funding fee?
No. VA's current chart applies the same rates to veterans, active-duty service members, and National Guard and Reserve members. Members who receive VA disability compensation, and the others VA lists, do not pay the fee.
What do I need for a COE if I have never been activated?
If you are still serving, a statement of service signed by your commander, adjutant or personnel officer that shows your total creditable years. If you have left the Guard, NGB Forms 22 and 23 with proof of the character of service; if you have left the Reserve, your latest annual retirement points and proof of honorable service.
Can I use a VA loan and a Texas Veterans Land Board loan together?
Yes, if you qualify for both. The VLB counts Texas National Guard members and Reserve members with 20 qualifying years for retirement, and through a VLB participating lender its home loan can be VA, FHA or conventional financing, with the VLB in first lien position.
Who wrote this
Amy Herrera is a REALTOR® and Texas real estate sales agent with RE/MAX Elite (TREC #808068) and a Captain, U.S. Army Reserve (veteran). She is not a lender, loan officer, tax adviser or housing counselor, and she does not take loan applications or VA claims. VA's eligibility, COE and funding fee pages were checked on Oct 16, 2026. Book a call to plan a purchase around your COE and your drill schedule.
