Every active Las Cruces builder accepts VA financing. 0% down. No PMI. Free buyer side representation by Manny and Gilbert Patino.
VA loans give qualified active duty service members, veterans, and eligible spouses access to 0% down financing with no monthly PMI. The trade off is a funding fee (typically 1.25% to 3.3% of loan amount, financeable into the loan, waived for buyers with service connected disability).
All six active Las Cruces production builders accept VA financing. Hakes Brothers, French Brothers, Arista Development, View Homes, KT Homes, Edwards Homes.
VA appraisal must come from a VA approved appraiser. The order goes through the VA Lender's Appraisal Processing Program (LAPP). Typical timeline 10 to 14 business days. Slightly longer than conventional.
For spec home VA purchases, the appraisal happens after contract. For build to suit, the appraisal happens close to delivery. Manny Patino calendars appraisal order timing to avoid closing delays.
VA appraisal also includes a Notice of Value (NOV). If the NOV comes in under contract price, the buyer can renegotiate, walk, or pay the difference in cash. Builders rarely allow renegotiation on base price, so the workaround is typically incentive package adjustment.
Build to suit takes 4 to 8 months. That's longer than a typical 60 day rate lock. Some builders offer extended rate locks (180 to 365 days) through their preferred lender to protect the buyer's locked rate through delivery.
Extended rate locks usually cost a slightly higher base rate or a lock fee. The trade off is rate certainty through the build cycle.
Manny Patino tracks which Las Cruces builders offer extended VA rate locks each quarter.
Three common VA new construction issues in Las Cruces.
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📞 (575) 520-7604Yes. All six active production builders (Hakes Brothers, French Brothers, Arista Development, View Homes, KT Homes, Edwards Homes) accept VA financing.
30 to 45 days from contract on spec home VA purchases. Build to suit closes at delivery (4 to 8 months from contract). Manny Patino calendars appraisal order timing to avoid closing delays.
With full VA entitlement, no cap on loan amount. Most Las Cruces new construction sits well inside conforming limits anyway. Without full entitlement, the county loan limit applies.
Yes. VA loan entitlement is restorable. Second use rules apply. Most active duty buyers can use VA financing on multiple homes over a career. Confirm restoration with VA approved lender.
Yes, typically through the builder's preferred lender. Half a point to a full point permanent buydowns are common. Manny Patino runs the preferred lender vs outside VA lender comparison on every transaction.
Manny Patino, Qualifying Broker, and the Patino team help you buy new construction from every active Las Cruces builder, free to you. Meet the team →