Know Every Benefit Before You Buy
A complete guide to the national and Ohio state benefits available to veterans and active-duty service members, from VA loans and SCRA protections to OHFA Heroes and property tax exemptions.
23
Benefits Covered
5
Categories
OH + US
Coverage
Verify eligibility and current terms with official sources before acting.
$0 Down Payment
VA-backed purchase loans require no down payment for eligible veterans, active-duty service members, and surviving spouses. No private mortgage insurance (PMI) required, saving hundreds per month vs. conventional loans.
Competitive Interest Rates
VA loan rates are typically below conventional rates because the VA guarantees a portion of the loan. Shop multiple VA-approved lenders to find the best rate, even a 0.25% difference on a $250K loan saves over $13,000 over 30 years.
Reusable Benefit
Your VA loan entitlement can be restored and used again after paying off a prior VA loan. You can even have multiple VA loans active at once under certain circumstances.
VA IRRRL, Streamline Refinance
The Interest Rate Reduction Refinance Loan lets you lower your rate on an existing VA loan with minimal paperwork, often no appraisal, and no out-of-pocket costs.
VA Cash-Out Refinance
Replace your current mortgage, VA or non-VA, with a new VA loan and access your home equity for home improvements, debt payoff, education, or emergency funds.
Native American Direct Loan (NADL)
Eligible Native American veterans can use this program to purchase, build, or improve a home on federal trust land. The VA acts as the direct lender at below-market rates.
VA Funding Fee Waiver
Veterans with a service-connected disability rating of 10% or higher are exempt from the VA funding fee. The fee typically runs 1.25%, 3.3% of the loan amount, on a $250K home that's $3,125 to $8,250 back in your pocket at closing.
Specially Adapted Housing (SAH) Grant
For veterans with certain severe service-connected disabilities, the SAH grant funds building, purchasing, or modifying a home to meet your needs. Grant amounts are set annually by Congress, verify the current maximum at va.gov.
Special Housing Adaptation (SHA) Grant
A smaller grant for veterans with specific service-connected conditions covered by different criteria than SAH. Used to adapt an existing home to meet disability-related needs.
Temporary Residence Adaptation (TRA)
If you are temporarily living in a family member's home while recovering, TRA grants help fund modifications to that residence so it's accessible for you.
SCRA, 6% Interest Rate Cap
The Servicemembers Civil Relief Act caps interest rates at 6% on debts incurred before active-duty service, including mortgages, credit cards, and auto loans. Contact your servicer with deployment orders to invoke this protection.
SCRA, Foreclosure Protection
Lenders cannot foreclose on an active-duty service member's property without a court order. This protection extends 9 to 12 months after returning from active duty depending on your loan type.
Homeowners Assistance Program (HAP)
If you suffer a financial loss selling your home due to a PCS move, BRAC closure, or base realignment, HAP may cover the difference between what you paid and what you sold for. Administered by the Department of Defense.
VA Foreclosure Avoidance
If you fall behind on your VA loan, VA-assigned loan technicians work directly with your lender on your behalf. The VA has a financial interest in keeping veterans in their homes.
Basic Allowance for Housing (BAH)
BAH is a monthly, tax-free housing stipend based on pay grade, dependency status, and duty station ZIP code. For WPAFB, BAH rates are designed to cover median rental costs, many service members apply their full BAH toward a mortgage payment.
BAH Rate Protection
Once you establish a BAH rate, it is protected from decreases as long as your dependency status and duty station don't change. If rates increase, your BAH goes up.
BAH as Buying Power
Lenders can count BAH as qualifying income for mortgage eligibility. Combined with a $0-down VA loan, your BAH can cover your full monthly payment in many Dayton-area neighborhoods.
OHFA Ohio Heroes Program
The Ohio Housing Finance Agency's Ohio Heroes program offers qualifying veterans a discounted mortgage interest rate on purchases and refinances. Must meet OHFA income and purchase price limits. Visit ohiohome.org for current rates, they update regularly.
OHFA Down Payment Assistance
OHFA partners with Ohio Heroes to offer down payment and closing cost assistance grants to qualifying buyers. Can be combined with a VA loan in some cases to further reduce upfront costs.
100% Disabled Veteran Property Tax Exemption
Ohio veterans with a 100% service-connected disability rating are exempt from property taxes on their primary residence. This can save thousands per year. Apply through your County Auditor (Montgomery County for most WPAFB-area homes).
Ohio Homestead Exemption (Enhanced for Veterans)
Disabled veterans who don't qualify for full exemption may qualify for the Enhanced Homestead Exemption, which reduces the taxable value of their primary residence. Income limits apply, verify thresholds at tax.ohio.gov.
Ohio Veterans Service Commissions
Every Ohio county has a Veterans Service Commission. Montgomery County and Greene County VSCs offer emergency financial assistance, benefits navigation, and claims help, all free. They can fast-track benefits you may not know you qualify for.
Ohio Department of Veterans Services (ODVS)
ODVS manages all Ohio veteran benefits including the Ohio Veterans Bonus program, state veterans homes, and connects veterans to housing and financial resources. Visit dvs.ohio.gov or call 1-877-OHIO-VET.
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Official resources
Military benefits, answered
How much can a veteran borrow with a VA loan in Ohio?
As of 2025, there is no maximum VA loan amount for eligible veterans with full entitlement. You can borrow whatever a lender will approve without a down payment. For veterans with partial entitlement (i.e., who have a prior active VA loan or have had a foreclosure), the 2025 county loan limit in most Ohio counties is $806,500. In high-cost counties, limits go higher. The VA funding fee applies and varies by down payment, service category, and whether it's your first VA loan use.
What is the VA funding fee and can it be waived?
The VA funding fee is a one-time payment that helps keep the VA loan program self-sustaining. For first-time use with $0 down, the fee is 2.15% of the loan amount (regular military) or 2.4% (Reserves/Guard). Subsequent use is 3.3%. The fee can be financed into the loan. It is fully waived for veterans receiving VA disability compensation, Purple Heart recipients on active duty, and surviving spouses receiving DIC.
What is OHFA Ohio Heroes and how does it help military buyers?
OHFA Ohio Heroes is a state program providing reduced-rate mortgages plus down payment and closing cost assistance specifically for active-duty military, veterans, surviving spouses, first responders, healthcare workers, and educators buying a home in Ohio. It can be combined with a VA loan. Income and purchase price limits apply by county.
How does the Servicemembers Civil Relief Act (SCRA) affect a mortgage?
SCRA caps the interest rate on pre-service mortgages at 6% during your active-duty service. It also provides foreclosure protection, lenders generally can't foreclose on an active-duty service member without a court order. To use SCRA benefits, you must notify your lender in writing with a copy of your military orders.
Can a 100% disabled veteran get property tax exemption in Ohio?
Yes. Ohio's Homestead Exemption for Disabled Veterans provides a property tax exemption up to $50,000 of the home's market value for veterans with a 100% service-connected disability rating, surviving spouses of such veterans, and certain other categories. The exemption is applied through the county auditor's office where the home is located.
What is the Specially Adapted Housing (SAH) grant?
SAH is a VA grant of up to $117,014 (2024 maximum, indexed annually) that helps veterans with certain severe service-connected disabilities build, buy, or adapt a home to meet their needs. Including widening doorways, installing ramps and roll-in showers, and other accessibility modifications. There's also a Special Housing Adaptation (SHA) grant for less severe but still qualifying disabilities.
Can my BAH cover a mortgage in the Dayton / Wright-Patterson area?
In most cases yes. With Dayton-area home prices and 2025 BAH rates for the Wright-Patterson area, a typical E-5 or above with dependents can cover a VA loan principal + interest + taxes + insurance with BAH alone. Especially in Fairborn, Huber Heights, and Riverside. Higher-end neighborhoods like Beavercreek and Centerville may require some out-of-pocket above BAH. Use the BAH and mortgage calculators to model your specific scenario.
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