Real estate guidance
for those who serve.
As the wife of a U.S. Marine veteran and a mother, I understand the unique challenges of military moves, from VA loan benefits and PCS timelines to finding the right community for your family. With 18+ years of real estate experience and a Real Estate Broker's license, I'm here to help you navigate every step with clarity and confidence. The North Texas area guide gathers every city, community, school, tax and relocation resource on this site into one place for your move.
Planning a VA-Financed Move to North Texas?
I'm the wife of a U.S. Marine veteran and a Texas broker who has helped veteran buyers navigate home purchases. I can help you compare communities, new-construction options and ownership costs, and coordinate real-estate questions with your VA lender.
Prefer a resource first? Grab the free VA Loan Handbook below.
Your VA Loan Handbook — Free Guide
Get your free VA Loan Handbook plus expert tips on buying a home with your VA benefits.
A Real Estate Broker who
understands military life.
Not every agent has walked the road of a military family. I have. That perspective, combined with 18 years of real estate experience and a Real Estate Broker's license (Texas License #807294), means I bring something different to the table for military clients. From understanding VA appraisal requirements to navigating competitive offer strategies, I've guided many veterans through the home buying process in Denton County and surrounding areas.
Licensed Real Estate Broker
As a licensed Real Estate Broker, Theresa brings extensive experience in transaction strategy, negotiation, brokerage oversight, and helping clients understand the practical steps involved in buying and selling real estate. She recommends consultation with a qualified attorney whenever legal interpretation is needed.
Military Relocation Expertise
I understand PCS moves, tight timelines, and the unique logistics of military relocations. I coordinate home purchases and sales across state lines, including remote buying strategies for families who can't be on the ground.
Deep Local Market Knowledge
As a licensed Real Estate Broker, Theresa brings extensive experience in transaction strategy, negotiation, brokerage oversight, and helping clients understand the practical steps involved in buying and selling real estate. She recommends consultation with a qualified attorney whenever legal interpretation is needed. I work with buyers and sellers across Denton County communities, from Argyle to Northlake to Flower Mound.
VA Loan Experience
I have guided many clients through VA loan purchases specifically in Denton County and the surrounding areas. From understanding VA appraisal requirements to navigating competitive offer strategies, I know what it takes to close successfully.
“Even knowing that I was unsure of purchasing a property, Theresa was able to provide me with all of the facts and information necessary for me to come to a decision. The process was so simple for me due to all her hard work that it felt like just seeing the house in person and then signing. Being a first time home buyer, she made sure I read between the lines and answer any and all questions I had no matter how little. She fights for you to get more out of a deal than you could even imagine. So much so I was PAID by the builder and nothing came out of pocket for me. She works well with both normal and veteran clients. I plan to use Theresa again when the time comes that I purchase another house. Highly recommended.”
Real results from real veterans.
Isai's experience reflects what every veteran and military family deserves: an agent who understands their unique needs, fights for the best outcome, and makes the process straightforward from start to finish.
Schedule Your ConsultationTexas property-tax exemptions for disabled veterans
Texas has more than one disabled-veteran property-tax exemption. Under Tax Code §11.22, a qualifying disabled veteran may receive a set-dollar exemption from the value of one property, based on the disability rating.
A separate exemption under Tax Code §11.131 may exempt the total appraised value of a qualifying veteran’s residence homestead. It applies to a veteran awarded 100% disability compensation for a service-connected disability and rated 100% disabled or determined individually unemployable by the VA.
Eligibility, documentation and filing are handled through the applicable county appraisal district. Confirm your situation with the appraisal district before filing; requirements and filing deadlines can change.
Set-Dollar Exemption by Disability Rating (Tax Code §11.22)
Based on Texas Tax Code §11.22. The separate residence-homestead exemption under §11.131 has its own eligibility requirements. Amounts are set by statute; confirm current amounts with the Texas Comptroller and your county appraisal district.
Official Texas Comptroller resources
- Texas disabled-veteran exemption FAQ covers the standard §11.22 exemption categories and amounts.
- 100% disabled-veteran homestead exemption FAQ covers the separate §11.131 residence-homestead exemption and its requirements.
The VA funding-fee exemption is separate from Texas property-tax exemptions; they are different programs. The VA says some borrowers receiving compensation for a service-connected disability do not pay the funding fee. Refer to the VA for eligibility and any refund questions: VA funding fee and closing costs.
Tax-exemption eligibility is determined by the county appraisal district and VA benefits by the VA and your lender or the VA. As a real estate broker, I can help you understand the process and point you to official resources, but I do not determine eligibility for either program.
I understand the unique needs of military and veteran clients because I've lived them.
As the wife of a U.S. Marine veteran and a mother, I know firsthand what it means to support a service member, the pride, the sacrifices, and the quiet strength it takes to build a life around duty stations, deployments, and moves. That personal experience shapes everything I do as a Real Estate Broker serving military and veteran clients.
I have helped many veterans and active-duty service members successfully navigate the home buying process, including the use of VA loan benefits. Whether you're PCS'ing to North Texas, retiring to a new community, or buying your first home with VA benefits, I bring the knowledge, empathy, and strategic guidance your family deserves.
This page is a comprehensive resource for military and veteran clients exploring homeownership and relocation. Everything here is designed to help you understand your options, explore the area, make confident decisions, and feel supported throughout the process.
Your benefits,
your advantage.
The VA loan program is one of the most valuable benefits earned through military service. Here's what makes it such a powerful tool for homeownership.
$0 Down Payment
Zero down payment is a VA program feature for eligible buyers, subject to entitlement, lender approval, property value and the buyer's circumstances. The VA notes that lenders may require down payments in some cases.
No Private Mortgage Insurance
Unlike conventional loans, VA loans do not require PMI. That means lower monthly payments and less money out of pocket each month.
Competitive Interest Rates
VA loans consistently offer some of the lowest interest rates on the market, backed by the federal government's guarantee to lenders.
Assumable Loans
Many VA loans are assumable, meaning a qualified buyer can take over the existing loan terms, a powerful tool in a rising-rate environment.
Zero down is a VA program feature, not a guarantee for every purchase. Entitlement, lender approval, property value and the buyer's circumstances all apply, and lenders may require down payments in some cases. Confirm your specific loan terms with your VA-approved lender.
Explore VA home-buying guides for North Texas.
New
Can a VA Buyer Pay Their Buyer's Agent Fee in North Texas?
How VA Circular 26-24-14 lets veterans pay reasonable buyer-broker charges at closing, how the 4% seller-concession rule works, and what to verify when buying resale or new construction.
New
VA-Financed Offers: What North Texas Sellers Should Know
How the VA appraisal and Notice of Value, seller-concession limits, and the escape clause work when a VA buyer makes an offer on a Northlake or Argyle home.
New
Can You Use a VA Loan for New Construction in North Texas?
How the VA appraisal, escape clause, builder contracts, and builder incentives work for VA buyers in Pecan Square, Harvest, Canyon Falls, Furst Ranch, and The Ridge at Northlake.
New
VA Loan Occupancy Requirements: How Soon Do You Have to Move In?
The 60-day rule, spouse and active-duty exceptions, the 12-month retirement delay, and new-construction timing for Northlake, Argyle, and Denton County military buyers.
New
Are VA Funding Fees Going Up in 2026? What North Texas Buyers Should Know
Current 2026 funding-fee rates, who is exempt, the pending H.R. 9237 proposal, and what VA buyers in Northlake and Argyle should verify.
New
The 2026 VA Appraisal Rule Changes: What They Mean for VA Buyers in Northlake and Argyle
What VA changed in its 2026 appraisal and Minimum Property Requirements rules, and what VA buyers in Northlake and Argyle should verify before they compete.
New Guide
VA Home Loans in Northlake and Argyle: Taxes, HOA, PID and MUD Costs
What a VA buyer's true monthly cost includes across Pecan Square, Harvest, and Canyon Falls, from property taxes and special districts to HOA dues.
Veterans Guide
VA Loans in Texas: 2026 Homebuyer Guide
Eligibility, entitlement, the funding fee, appraisal and Escape Clause rules, new construction, and Texas property-tax exemptions.
Who qualifies for
a VA loan?
VA loan eligibility is determined by your service history and discharge status. To apply, you'll need a Certificate of Eligibility (COE) from the Department of Veterans Affairs, which your lender can help you obtain.
Veterans
Veterans who served in active duty and received an honorable or general discharge are typically eligible for VA loan benefits.
Active-Duty Service Members
Active-duty service members who have served at least 90 continuous days of active service are eligible to apply for a VA loan.
Surviving Spouses
Certain surviving spouses of service members who died in the line of duty or from a service-connected disability may be eligible for VA loan benefits.
National Guard & Reserves
Members of the National Guard and Reserves who have completed at least 90 days of active service (with at least 30 continuous days) may qualify for VA loan benefits.
Important: Eligibility requirements can vary based on length of service, duty status, and character of discharge. If you're unsure whether you qualify, I recommend reaching out to an experienced VA lender or contacting the VA directly. I'm also happy to help point you in the right direction.
From COE to closing.
The VA loan process has a few unique steps, but with the right guidance it's straightforward and manageable. Here's what to expect.
Obtain Your Certificate of Eligibility (COE)
The COE is the document that verifies your VA loan eligibility. I help clients obtain their COE quickly through the VA's online portal, through their lender, or by mail, ensuring there are no delays in the process.
Get Pre-Approved with a VA Lender
Work with an experienced VA lender to get pre-approved. I connect my military clients with lenders who understand VA loan guidelines, streamline the underwriting process, and advocate on your behalf throughout financing.
Define Your Goals & Search for Homes
From community matching to remote virtual tours, I help you find the right home based on your family's needs, commute requirements, and long-term goals, whether you're buying from across the country or right here in Denton County.
Make an Offer & Negotiate
I craft competitive offers, advise on contingencies, and negotiate strategically, drawing on deep knowledge of local market conditions and helping clients understand transaction procedures, business terms and practical considerations within my brokerage role. Builder contracts are legally binding, and clients should consult a qualified real estate attorney when they need legal interpretation or advice.
VA Appraisal & Inspection
The VA requires an independent appraisal to ensure the home meets the VA's Minimum Property Requirements. I coordinate the appraisal and inspection process and help you understand the results before moving forward.
Closing & Moving In
From final walkthrough to signing day, I guide you through closing with clarity. I coordinate with your lender, title company, and all parties involved to ensure a smooth, on-time closing, so you can focus on what matters most: settling into your new home.
More guides for your move.
Pair this guide with the full relocation playbook or the new construction walk-through, depending on where you are in your move. For a direct answer to your exact question, browse the North Texas Real Estate Answer Center.
North Texas Relocation Guide
Communities, school districts, cost of living, and lifestyle across Denton County, built for relocating households.
Read the relocation guideNew Construction Guide
Builder contracts, lender coordination, inspections, and community comparisons for buying new construction in North Texas.
Read the new construction guideLet’s plan your next move.
Whether you’re relocating, buying your first home with a VA-backed loan or comparing new construction with resale, let’s talk through your timeline and North Texas options.
Talk With Theresa About Buying With a VA Loan
Theresa is the wife of a U.S. Marine veteran and has helped many veterans buy homes using VA loan benefits. Ask your VA home-buying question here and the team will follow up with you personally.
- Guidance from the In DFW Living Group team, led by Theresa De La Rosa, Founder and Broker of Covenant Heritage Realty, LLC.
- Never a call or visit without your permission, and no pressure to book.
Prefer to talk it through? Call (940) 240-3800