From Barndos to Fourplexes: What Qualifies for a VA Loan in 2025

Last updated: September 2025

Quick Answer

VA loans can be used to buy single-family homes, 1–4 unit multifamily properties, VA-approved condos, manufactured homes with permanent foundations, and some barndominiums. Land-only purchases and properties that don’t meet VA minimum property requirements are not eligible.

What types of homes can you buy with a VA loan?

The VA home loan program allows eligible veterans, service members, and surviving spouses to finance a wide range of residential properties with no down payment and no private mortgage insurance (PMI).

However, the home must meet VA loan property guidelines, including the minimum property requirements (MPRs) and the occupancy rule.

In 2025, you can use a VA loan to purchase:

• A single-family primary residence
• A multifamily home with up to 4 units (if you live in one unit)
• A VA-approved condominium
• A manufactured or modular home (with a permanent foundation)
• A barndominium (if it meets VA structural and usage rules)

You cannot use a VA loan for:

• Land-only purchases
• Fixer-uppers that don’t meet MPRs
• Commercial or investment-only properties
• Vacation homes or second homes

1. Single-family homes

Single-family detached houses are the most common type of home purchased with a VA loan. To qualify:

• The home must be move-in ready
• It must meet VA MPRs, including working utilities, safe access, and structural integrity
• You must occupy the home within 60 days of closing as your primary residence

This property type is the simplest to finance under VA guidelines and generally has fewer appraisal complications.

2. Multifamily homes (up to 4 units)

The VA loan program allows you to purchase a 2–4 unit residential property as long as:

• You live in one of the units as your primary residence
• The property meets all VA MPRs for multifamily homes
• The rental units are habitable and safe

This makes house hacking a viable strategy for veterans looking to offset mortgage costs by renting out additional units. Duplexes, triplexes, and fourplexes are all eligible.

Rental income rules:

• Lenders may count 75% of projected rent from other units as qualifying income
• A VA rent schedule may be required from the appraiser
• The home must still meet residual income and DTI thresholds

3. Condominiums

VA loans can be used to purchase a condo unit, but only if the project is on the VA-approved condo list. This ensures:

• The condo association meets financial and legal requirements
• The property has proper insurance coverage
• The unit meets VA habitability and usage standards

You can check a condo’s approval status using the VA Condo Lookup Tool on VA.gov.

If the condo is not approved, your lender may assist the HOA in submitting the required documentation to the VA for approval, which can delay the closing.

4. Manufactured homes

VA loans can finance manufactured or mobile homes, but only under strict conditions:

Eligibility rules:

• The home must be double-wide or larger
• It must be permanently affixed to a foundation that complies with HUD guidelines
• You must own or buy the land along with the home
• The home must have been built after June 15, 1976 (to meet HUD code)

The property must also pass a VA appraisal and possibly a foundation inspection. Due to complexity, not all VA lenders finance manufactured homes. That’s why it’s important to work with one that does.

5. Barndominiums

A barndominium is a home built within a metal or steel frame structure, often combining residential and storage or workshop space. In 2025, some barndominiums are eligible for VA financing, but only if:

• The structure is primarily residential in design and use
• The living area meets all VA MPRs
• The property is standard for the area and supported by comparable sales in the appraisal
• You plan to occupy the home as your primary residence

Properties that lean too heavily toward commercial or agricultural use, or lack traditional utilities and layouts, may not qualify.

Properties not eligible for VA loans

While the VA loan program is flexible, there are property types that do not qualify:

VA minimum property requirements (MPRs)

All VA-eligible properties must meet the MPRs set by the Department of Veterans Affairs. These guidelines ensure the home is:

• Safe, structurally sound, and sanitary
• Equipped with functioning utilities (water, electricity, HVAC)
• Free of health hazards (e.g., lead-based paint, mold, exposed wiring)
• Properly accessible from a public or private street
• Built with a permanent foundation (for manufactured homes)

An official VA appraisal is required to verify that the property meets these requirements. If the home fails the appraisal and can’t be corrected, the loan may be denied.

Occupancy requirement

The VA requires that the property be owner-occupied. This means:

• You must move into the home within 60 days of closing
• You must intend to live in the home for at least 12 months
• You cannot use a VA loan to purchase a property solely for renting or flipping

In multi-unit homes, this requirement applies to one unit only. The rest may be rented out if habitable.

Ready to find a VA-approved home?

Whether you're buying your first house or exploring a fourplex to house hack, understanding which properties qualify for a VA loan is the first step.

From condos and manufactured homes to barndominiums that meet the right standards, your options are broader than you might think—as long as the property meets VA guidelines.

Not sure if your dream home qualifies? We’ll help you check eligibility, fast. Start with a free quote.​​