Build Your Home with One Loan. One Closing. One Approval. ZERO DOWN.
The VA One Time Close construction loan lets you buy land and build a custom home with a single closing and no down payment.
Most construction loans require three separate closings:
Land Loan
Construction Loan
30-Year Mortgage
That means more paperwork. More fees. More waiting. More risk.
With a VA One-Time Close loan, you do all three at once.
One approval. One closing. One streamlined process from dirt to keys.
WHAT IS VA OTC?
One Loan. One Closing. Zero Down.
A VA One-Time Close (OTC) construction loan combines your land purchase, construction costs, and permanent VA mortgage into a single loan—so you close once and move forward with confidence.
LAND
(Buy The Lot You Want)
Build
(Home Construction)
Mortgage
(Your Permanent VA Loan)
You close once before construction starts. The lender holds funds in escrow and releases them to your builder in stages as work progresses. When construction is complete, the loan automatically converts to a permanent VA mortgage.
Built for Veterans Who Want Clarity — Not Confusion
You’re not here to “learn about options.”
You’re here to get answers. Not tomorrow. Not next week.
TODAY.
We specialize in VA construction loans and we know how to structure them properly — so you don’t waste time talking to lenders who don’t understand OTC.
ONE TIME CLOSE VS TWO TIME CLOSE
THIS IS PROBABLY FOR YOU IF:
- You already have VA loan eligibility
- You own land or are buying land to build on
- You want a custom home, not what’s already built
- You want to lock your rate before construction starts
- You want to avoid two closings and double fees
- You have a licensed builder ready to work with VA requirements
THIS IS PROBABLY NOT FOR YOU IF:
- You want to buy an existing home (use regular VA purchase)
- You want to buy land only without immediate construction
- You’re looking for a renovation loan (that’s different)
- You want to be your own general contractor (rarely allowed)
- You’re behind on payments or have credit issues
- You’re chasing a magic trick instead of real math
THE 5-STEP PROCESS
Make sure they explicitly offer VA One-Time Close (OTC) for new construction.
Your builder should understand draw schedules, inspections, and VA-required documentation.
This is based on the completed home value — not the land alone.
One closing = fewer fees and less uncertainty than a two-time close.
After final sign-off, your loan converts automatically—no re-qualifying and no second set of fees.
REQUIREMENTS CHECKLIST
ELIGIBILITY
Must-Haves- ✓Valid VA loan eligibility (Certificate of Eligibility)
- ✓Sufficient entitlement available
- ✓Meet VA credit and income requirements
- ✓Adequate residual income for your region
- ✓Property will be your primary residence
DOCUMENTATION
Builder + Paperwork- ✓Licensed and insured builder
- ✓Complete construction plans and specifications
- ✓VA Form 26-1852 (Description of Materials)
- ✓Fixed-price or guaranteed maximum price contract
- ✓Builder's cost breakdown by line item
- ✓One-year builder warranty (VA Form 26-1859)
