Published Last updated
VA Loan After Foreclosure: Seasoning Periods and Entitlement Loss
A foreclosure or short sale does not have to end your VA loan benefit permanently. Here is the typical waiting period and what happens to your entitlement if the foreclosed loan was VA-backed.
VA-related guidance generally looks for about two years since a foreclosure, short sale, or deed in lieu of foreclosure before a new VA loan is considered fully seasoned, though case-by-case exceptions exist. If the foreclosed property had a VA loan, that entitlement is reduced unless restored, which affects how much you can borrow. We are not affiliated with the VA.
- ✓Most lenders look for roughly two years since a completed foreclosure, short sale, or deed in lieu.
- ✓A foreclosure on a non-VA loan does not reduce your VA entitlement, only your credit profile.
- ✓A foreclosure on a VA-guaranteed loan can permanently reduce your entitlement unless VA restores it.
- ✓Re-established credit since the event is reviewed closely, similar to bankruptcy files.
- ✓A Simply Approved Mortgages Loan Officer can pull your COE to check exactly how much entitlement remains.
What this means for you: the calendar matters, but so does whether the prior loan was VA-backed — that determines whether entitlement restoration is part of your path back to homeownership.
Written by
Simply Approved Mortgages Team
Licensed Loan Officers · NMLS# 2620881
Get your personalized scenario summary
Complete the short request and a Simply Approved Mortgages Loan Officer sends back a written summary built from your own numbers: estimated payment breakdown, estimated cash to close, the loan structures that fit your file, and what documentation the file will need.
- Estimated monthly payment with taxes and insurance
- Estimated cash to close for your scenario
- Loan options your profile may fit
- Document checklist for your file
Takes about 3 minutes · Summary shown on screen and emailed to you
Illustration only, generated from the information you enter. Not a rate quote, lock, loan estimate, pre-qualification, offer, approval, or commitment to lend. Figures are subject to credit, income, asset and property review and full lender underwriting; binding numbers appear on your Loan Estimate.
Scenario summary
- Purchase price entered
- $412,000
- Down payment entered
- $20,600
- Estimated loan amount
- $391,400
- Estimated cash to close
- $14,300
- Programs reviewed
- 4
Sample layout with example figures — your own numbers replace these. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
Two different questions after a foreclosure
A prior foreclosure raises two separate issues for a future VA loan: how long you must wait before applying again, and — if the foreclosed loan was itself VA-guaranteed — how much of your entitlement is still available. These are evaluated independently, and it is common for a borrower's waiting period to be satisfied while an entitlement question still needs to be resolved with VA directly.
We are a mortgage broker and are not affiliated with the Department of Veterans Affairs. This content reflects general published guidance and typical investor practice, not an official VA determination for your file.
Typical seasoning period: about two years
For a foreclosure, short sale, or deed in lieu of foreclosure, lenders commonly look for roughly two years since the completion date — meaning the date title actually transferred, not the date the process began — before treating a new application as seasoned. As with bankruptcy, exceptions exist for events tied to documented circumstances beyond a borrower's control, such as a serious illness or job loss connected to a broader economic downturn, but these are evaluated individually and are not guaranteed.
Short sales and deeds in lieu generally follow the same clock
Because a short sale and a deed in lieu of foreclosure both end with the lender taking the property back rather than the borrower retaining it, most lenders treat them similarly to a completed foreclosure for seasoning purposes. The practical difference is usually in how the event appears on the credit report and how it is documented, not in a materially different waiting period.
When the foreclosed loan was VA-guaranteed: entitlement effects
If VA paid a claim on a defaulted VA loan tied to a foreclosure, the entitlement used for that loan is generally treated as unrestored until VA processes a restoration, or until the claim amount is repaid. This can mean you have less than full entitlement available for a future purchase, which affects how much you can finance with no down payment on a new VA loan above the standard entitlement threshold. Checking your updated Certificate of Eligibility after a VA foreclosure is an essential first step before assuming you have full entitlement again.
See our entitlement restoration page for how VA processes restoration in these situations and what it means for a subsequent purchase.
Multiple credit events on the same timeline
It is not unusual for a foreclosure to appear on a credit report alongside a related bankruptcy filing. When both appear, lenders typically apply the longer of the two seasoning periods and look at the full credit picture since the later event, rather than treating them as entirely separate timelines.
Want these numbers built around your file?
A short request is all it takes to get a written scenario summary back from a Simply Approved Mortgages Loan Officer. Binding figures appear on your Loan Estimate.
Rebuilding your file during the waiting period
The most useful thing you can do during the waiting period is build a demonstrable pattern of on-time housing and credit payments. Renting reliably and keeping other obligations current for the full waiting window gives underwriting real evidence to work with. We recommend checking your credit profile periodically through MyITINCredit.com so there are no surprises when you are ready to apply.
How a Simply Approved Mortgages Loan Officer helps
Because a prior foreclosure often requires both a seasoning review and a COE entitlement check, a Simply Approved Mortgages Loan Officer typically starts by requesting an updated Certificate of Eligibility so we know your actual available entitlement, then maps a realistic application timeline based on the completion date of the foreclosure.
Timelines and examples on this page are illustrative and not a quote, lock, offer, or commitment to lend. Binding figures appear on your Loan Estimate.
How VA seasoning periods and entitlement loss work after a foreclosure
A prior foreclosure affects a veteran in two separate ways: a waiting period before a new VA loan can be approved, and the possible loss of entitlement tied to the foreclosed loan.
| What it is | How it actually works | Published by |
|---|---|---|
| Standard VA seasoning period after foreclosure | VA guidance generally applies a waiting period of approximately two years from the foreclosure completion date before a veteran can be approved for a new VA-guaranteed loan, subject to lender overlays that may extend this. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Entitlement tied to the foreclosed VA loan is generally not restored automatically | If the prior foreclosed loan was VA-guaranteed and VA paid a claim on it, the entitlement used on that loan is generally not restored until the debt is paid in full or otherwise resolved with VA. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Remaining entitlement may still be usable | A veteran with remaining entitlement not tied to the foreclosed loan may be able to obtain a new VA loan using that remaining entitlement, subject to loan amount and down payment considerations on the excess. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Non-VA foreclosure treated differently | A foreclosure on a non-VA loan does not create a VA debt or entitlement issue with VA directly, but the standard credit-related seasoning period for a new VA loan generally still applies. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Extenuating circumstances review | VA and lenders may consider documented extenuating circumstances, such as illness or job loss beyond the veteran’s control, that could support an earlier approval in some cases, though this is evaluated case by case. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Credit history rebuild expectations | Beyond the waiting period, VA lenders generally expect reestablished satisfactory credit history following the foreclosure before approving a new loan. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Lender overlays may extend the VA minimum | Individual VA-approved lenders may apply their own credit policies requiring a longer waiting period or additional documentation than VA’s general guidance. | Lender program guidelines (vary by investor) |
| Certificate of Eligibility reflects current entitlement status | A veteran’s Certificate of Eligibility will show current available entitlement, factoring in any amount still tied up by a prior VA loan default. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
Program parameters above are published by the agencies and enterprises named in the right-hand column and can change. They describe program rules, not an offer; eligibility, terms, conditions, and availability vary by borrower, property, lender, loan program, and state, and all loans are subject to lender underwriting and approval.
Two separate clocks: the waiting period and the entitlement question
A veteran recovering from a foreclosure is really facing two distinct issues that are easy to conflate. The first is a time-based waiting period, generally around two years from the foreclosure’s completion, before VA lending guidance allows a new VA-guaranteed loan to be approved. The second is an entitlement question: if the foreclosed loan was itself VA-guaranteed and VA paid a claim to the lender as a result, the specific entitlement used on that loan is generally tied up until the resulting debt to VA is resolved, regardless of how much time has passed. A veteran can clear the waiting period and still find their available entitlement reduced by an unresolved VA foreclosure debt, which is why checking the Certificate of Eligibility matters as much as counting months.
Why remaining entitlement can still make a new VA loan possible
Veterans do not necessarily lose all VA loan access because one VA loan went to foreclosure. If a veteran had entitlement remaining beyond what was used on the foreclosed loan — for example, from having a larger total entitlement or from partial use — that remaining amount may still be usable for a new VA loan. The practical effect is that the new loan may be limited by how much remaining entitlement is available, potentially requiring a down payment on any loan amount above what that remaining entitlement supports, since VA guaranty coverage is tied to entitlement amount. This makes an early, accurate Certificate of Eligibility review essential before assuming either full access or a total block on new VA financing.
Check where pricing sits before you decide
Review current rate context, then start a request so your own credit, income, and property details drive the numbers. Illustrative only — not a quote or commitment to lend.
What actually rebuilds a file during the waiting period
The waiting period is not simply a countdown; VA lenders generally also expect to see reestablished satisfactory credit during that time, meaning on-time payments on remaining obligations, a stabilized income situation, and no new derogatory credit events. Veterans documenting extenuating circumstances tied to the original foreclosure — a documented illness, job loss, or similar hardship outside their control — may find some lenders willing to consider an earlier approval, but this is evaluated on a case-by-case basis and is not a guaranteed exception to the standard waiting period. Using the waiting period deliberately, rather than passively, to rebuild credit history materially improves the odds of a smooth approval once eligible.
What a post-foreclosure VA file needs to demonstrate
Beyond standard income and credit documentation, this file needs to address the foreclosure directly.
| Type of income or evidence | How it is documented | Why it works for this product |
|---|---|---|
| Current Certificate of Eligibility | VA-issued COE reflecting current available entitlement after any prior use or foreclosure. | Establishes exactly how much entitlement remains for a new loan. |
| Foreclosure resolution documentation | Documentation showing the foreclosed debt has been resolved, if applicable, or confirmation of current entitlement status. | Determines whether the entitlement tied to the prior loan has been restored. |
| Rebuilt credit history | Recent credit report showing on-time payment history since the foreclosure. | VA lenders generally expect reestablished satisfactory credit beyond simply waiting out the seasoning period. |
| Extenuating circumstances documentation, if applicable | Records supporting a hardship claim, such as medical documentation or job loss records. | May support consideration for an earlier approval in specific, lender-reviewed cases. |
Documentation requirements vary by lender, program, and file. The list above describes what underwriting commonly accepts, not a determination about your income or your approval.
Options for a veteran rebuilding after foreclosure
Depending on entitlement status and timing, a few different paths may be available.
| Option | Usually the better choice when | What you give up |
|---|---|---|
| Wait out the standard VA seasoning period | You need time regardless to rebuild credit and the standard timeline works for your plans. | Requires patience and active credit rebuilding during the wait. |
| Use remaining entitlement sooner | You have documented entitlement not tied to the foreclosed loan. | May be limited by remaining entitlement amount, potentially requiring a down payment on the excess. |
| Pursue an FHA or conventional loan in the interim | Your VA path is blocked but you otherwise qualify under a different program’s post-foreclosure waiting period. | Different programs carry their own waiting periods and mortgage insurance requirements. |
A worked example: remaining entitlement after a foreclosure
Illustrative only. Not a quote, lock, offer, or commitment to lend; figures are round numbers used to show the method, and binding figures appear on your Loan Estimate.
A veteran previously used a portion of their total entitlement on a VA loan that later went to foreclosure, with VA paying a claim on the resulting loss. That specific amount of entitlement generally remains unavailable until the debt is resolved with VA. If the veteran’s total entitlement included an additional remaining amount never used on the foreclosed loan, that remaining portion may still support a new VA loan, though the loan amount it can fully guarantee may be smaller than what the veteran’s full original entitlement would have supported.
Illustrative only. Figures are examples used to show the arithmetic and are not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate.
How this applies in Florida and Colorado
Florida. Florida’s judicial foreclosure process can extend the timeline between default and a foreclosure’s legal completion, which affects when the VA seasoning period actually begins counting for a Florida veteran rebuilding toward a new VA loan on a Florida property.
Colorado. Colorado’s generally non-judicial foreclosure process can complete on a faster timeline than a judicial state, which may mean the VA seasoning period begins counting sooner for a Colorado veteran than it would for someone whose foreclosure proceeded through a judicial state.
Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado, so the two applications above are the ones we can act on for a consumer file. Business-purpose loan products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
Get a written summary of your options
Tell us the scenario you are working on and a Simply Approved Mortgages Loan Officer reviews it against real program guidelines, with no obligation.
How to work toward a new VA loan after a foreclosure
Start with your entitlement status, then plan the waiting period deliberately.
- Request a current Certificate of Eligibility. This shows exactly how much entitlement remains available today.
- Confirm whether the foreclosed loan was VA-guaranteed. This determines whether a specific entitlement amount is tied up pending debt resolution.
- Determine the applicable waiting period. Confirm the standard VA timeline and check for any lender-specific overlays.
- Document any extenuating circumstances. Gather records if you believe your situation supports an earlier review.
- Actively rebuild credit during the waiting period. Consistent on-time payments materially strengthen a future application.
- Explore remaining entitlement or alternative programs if you need financing sooner. Confirm whether remaining entitlement, FHA, or conventional financing could work in the interim.
- Reapply once the waiting period and credit rebuild are complete. Work with a VA-experienced Loan Officer to confirm current entitlement and program eligibility.
Mistakes that cost people money on this
- Assuming the waiting period alone restores full entitlement automatically.
- Not checking the Certificate of Eligibility before assuming no VA financing is available.
- Overlooking those lender overlays can extend VA’s general waiting period guidance.
- Failing to actively rebuild credit during the waiting period.
- Not documenting extenuating circumstances that might support an earlier lender review.
Is this the right move for your situation?
The honest answer depends on the file. These are the patterns we see on both sides.
Usually a good fit when
- You have remaining VA entitlement and a credit history rebuilt since the foreclosure.
- You have passed or are approaching the applicable waiting period and want to plan your next steps.
Usually not the right move when
- The foreclosed VA debt remains unresolved and no other entitlement is available.
- You need financing before the standard or lender-specific waiting period would allow approval.
None of this is a determination about your file. A Simply Approved Mortgages Loan Officer can run your actual numbers and show you what your disclosures would say.
What you can do with this loan
Estimate roughly when you may be eligible for a new VA loan after a foreclosure or short sale.
Understand whether a prior VA foreclosure has reduced your remaining entitlement.
Plan credit rebuilding during the waiting period.
Learn how a combined foreclosure and bankruptcy history is typically evaluated.
Determine when to request an updated COE before shopping for a home again.
Pros & cons — honest tradeoffs
Pros — Pros & cons
- +A foreclosure does not permanently bar you from VA loan eligibility.
- +Non-VA foreclosures do not reduce your VA entitlement, only your credit history.
- +Entitlement restoration is possible after a VA foreclosure in many cases.
- +Exception consideration exists for events tied to documented hardship.
- +The same roughly two-year seasoning approach applies consistently across foreclosure, short sale, and deed in lieu.
Cons / watch-outs — Pros & cons
- −A VA foreclosure can leave you with reduced entitlement until restored.
- −Seasoning periods delay reapplying even after credit has otherwise recovered.
- −Combined bankruptcy and foreclosure histories generally extend the effective waiting period.
- −Restoration of entitlement after a VA foreclosure sometimes requires repaying the claim amount.
- −Credit score recovery after a foreclosure can take longer than the seasoning window itself.
Compare loan officer compensation on your mortgage quote
Loan officer compensation is part of the cost of a mortgage. On eligible residential loans, Simply Approved Mortgages generally uses 1.5% lender-paid compensation. Enter the compensation shown on another lender's Loan Estimate to see the difference in dollars.
Compensation difference on this illustration: $3,750.
How lower compensation can help you
When less compensation is built into pricing, there can be room for a lower interest rate, which may lower your monthly payment.
Depending on the rate you choose, pricing can sometimes include a lender credit toward third-party closing costs, so you may bring less cash to closing.
A lower rate means a lower monthly payment, which can lower your debt-to-income ratio and may help you qualify for more home on the same income.
As a mortgage broker we compare pricing from wholesale lenders instead of offering a single bank’s retail pricing.
Tip: On page 2 of your Loan Estimate, look at Section A, "Origination Charges." If the lender pays the loan officer, that compensation usually does not appear there as its own line; it is built into the interest rate. That is why comparing the rate and any lender credits side by side matters.
Already have a Loan Estimate from another bank or broker? Share it with a Simply Approved Mortgages Loan Officer, who will compare the rate, fees and credits side by side with options we can arrange. No cost to request a review.
Illustration only — not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate. Lender-paid compensation is paid by the lender, not directly by you, and is part of the loan's pricing, so the loan is not free of costs. A lower compensation figure does not by itself guarantee a lower rate or lower closing costs; individual results vary by credit, loan type, property and market conditions. Residential lending in FL and CO only. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
Purchase market update
What buyers should know this month
30-Yr Fixed · national avg
—
Loading PMMS…
15-Yr Fixed · national avg
—
Loading PMMS…
2026 buying power
Conforming baseline: $832,750
FHA floor / ceiling: $541,287 – $1,249,125
~2-year seasoning
Measured from the completed foreclosure, short sale, or deed-in-lieu date.
Entitlement can shrink
A prior VA foreclosure may leave reduced entitlement until VA restores it.
Check your COE first
An updated Certificate of Eligibility shows exactly what remains available.
Cost and payment tools
Run your payment, affordability, closing cost and refinance numbers
Monthly payment, affordability, closing costs, refinance break-even and early payoff, all on one screen. This page is not written for one state, so property tax, insurance and transfer or recording charges start at neutral placeholder assumptions rather than published averages — Transfer, documentary-stamp and recording charges are set by your state and county — enter your own figure, or open the state page for a sourced seed. Insurance and tax assumptions vary widely by state, county and property, so replace these starting values with quotes for your address. Every figure is an illustrative estimate, not a quote, lock, offer, approval, or commitment to lend.
Your inputs
Estimated result
- Down payment
- $20,000
- Loan amount
- $380,000
- Principal & interest
- $2,402
- Property tax
- $333/mo
- Homeowners insurance
- $167/mo
- Estimated total monthly
- $2,902/mo
Reference sources: Tax Foundation — property taxes paid as a percentage of owner-occupied housing value, NAIC — Homeowners Insurance Report, CFPB — Understanding your Loan Estimate.
Assumptions, methodology, and limitations
Principal and interest use the standard amortization formula on the loan amount you enter. This page does not target a single state, so the property tax and insurance fields start at neutral placeholder assumptions rather than published averages — replace them with figures for your own address, or open the matching state page for sourced seeds. Closing costs apply your state's transfer / documentary-stamp practice (0.00% of price used as the buyer-side seed) plus typical title, recording, appraisal, credit and prepaid escrow lines. Refinance break-even divides your entered costs by the monthly payment difference. Early payoff runs a month-by-month amortization with your extra principal.
These tools do not include mortgage insurance, funding or guarantee fees, HOA special assessments, flood or windstorm premiums, seller credits, lender credits, discount points, or county and municipal charges specific to your parcel. Statewide averages will not match any individual property. Figures are estimates only.
Illustrative only. Binding figures appear on your Loan Estimate, and terms vary by borrower, property, lender, program, and state.
Turn these estimates into real numbers
Send your scenario to a Simply Approved Mortgages Loan Officer and get a written summary back, or compare where rates sit today. Educational only — not a quote, lock, offer, approval, or commitment to lend.
VA Loan After Foreclosure FAQs
Answers to the most common VA loan after foreclosure questions, written by licensed loan officers.
Ask SAM anything about mortgages
SAM is the Simply Approved Mortgages AI assistant. It answers general questions using the reviewed guides published on this site and links you to the primary government source. It is educational only — it does not quote a rate, payment, APR, approval or commitment to lend. A Simply Approved Mortgages Loan Officer reviews every scenario before any terms are confirmed.
Hi, I'm SAM — an AI assistant for Simply Approved Mortgages. I can explain loan programs, closing costs, DTI, down payments and which calculator or guide to use. I'm not a licensed loan officer, and nothing here is a quote, approval or commitment to lend.
Ask Sam AI provides general educational information only. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Never share a Social Security number, ITIN, date of birth, account number or password in chat. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.
Sources & Citations
- U.S. Department of Veterans Affairs — VA Lender’s Handbook M26-7, credit underwriting
- U.S. Department of Veterans Affairs — VA home loan eligibility and entitlement
- U.S. Department of Veterans Affairs — VA Certificate of Eligibility
- Consumer Financial Protection Bureau — CFPB: understanding foreclosure
Sources: government and agency publications listed above. Simply Approved Mortgages LLC is not affiliated with, endorsed by, or sponsored by HUD, FHA, VA, USDA, or any government agency. Program rules change; the published source text governs.
Trusted government resources
These independent government resources can help you research mortgage programs, rates, and your rights before you apply.
VA
VA — Eligibility Requirements for VA Home Loan Programs
CFPB
CFPB — What Happens After a Foreclosure?
HUD
HUD — Avoiding Foreclosure
Simply Approved Mortgages is not affiliated with HUD, the CFPB, the FTC, the VA, or any other government agency. Links are provided for your independent verification.
How this page connects
Where this fits in the VA lending library
This page sits inside our VA lending coverage.
What most readers open next
- The entitlement worksheetBecause remaining entitlement decides whether a down payment is needed.
- VA funding fee percentages and exemptionsBecause the fee changes with use count and disability status.
- VA appraisal and Minimum Property RequirementsBecause MPRs decide whether a property can be financed at all.
Explore the full guide
Keep reading — the rest of the buying playbook
Each of these is a deep-dive on one piece of the purchase mortgage process. Bookmark whichever you need next.
Guide
VA Loans
Full overview of VA loan eligibility and benefits.
Read the guide →Guide
VA Entitlement Restoration
How basic and bonus entitlement are restored.
Read the guide →Guide
VA Loan After Bankruptcy
Chapter 7 and Chapter 13 waiting periods explained.
Read the guide →Guide
VA Certificate of Eligibility
How to request an updated COE.
Read the guide →Guide
VA Residual Income Requirements
How VA measures leftover monthly income.
Read the guide →Guide
Mortgage Pre-Approval
Start your VA loan pre-approval process.
Read the guide →Guide
VA loan after bankruptcy
A related seasoning path for VA borrowers rebuilding credit.
Read the guide →Guide
VA loan after short sale
How a different type of prior loss compares for VA seasoning purposes.
Read the guide →Guide
Mortgage forbearance and loss mitigation
Options that may help avoid foreclosure in the first place.
Read the guide →Internal library
Related mortgage guides across our library
Follow the next relevant guide for your scenario.
Purchase mortgages
Buying a home
Start My Approval
Complete this short request and a Simply Approved Mortgages Loan Officer will personally review your scenario. The form only asks what your program actually needs. Submitting it is not an application for credit and is not a commitment to lend.
Tell us about your scenario
The form below is tailored to VA loan — only the questions and documents your program needs.
Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Florida and Colorado only. We ask first so we never collect a mortgage inquiry we are not licensed to act on.
VA loans allow $0 down for eligible service. Purchase price is enough to size the loan.
A range is enough here — no credit report is pulled and your credit is not affected.
Illustrative estimate only — not a quote, rate lock, offer of credit, or commitment to lend.
Submitting this form is not an application for credit and is not a commitment to lend. No credit report is pulled at this step.
Follow our reporting
Add Simply Approved Mortgages as a preferred source on Google
We update these guides as HUD, FHFA, VA, USDA and CFPB publish new figures. If you want our updates to show up more often when you search Google, you can mark us as a preferred source from the Top Stories carousel:
- 1Sign in to your Google account and search a mortgage topic such as "mortgage rates".
- 2Select the icon next to "Top stories" to open the preferred sources panel.
- 3Search for Simply Approved Mortgages, tick the box, and save.
Preferred sources is a Google Search feature controlled entirely by you and by Google. Simply Approved Mortgages LLC (NMLS #2620881) does not control search results and makes no representation about how or whether our content will appear. Educational content only — not a quote, lock, offer, or commitment to lend.
Simplify Your Mortgage Journey with These Resources
Talk To A Loan Officer
A Simply Approved Mortgages Loan Officer will personally connect with you to walk through your options.
Mortgage insights & guides
Plain-language articles to help you understand the home loan process, save on closing costs, and make confident decisions.
7 things every first-time homebuyer should know before applying
From credit prep to down payment assistance, here’s how to walk into your first mortgage application with confidence.
Using your VA loan benefit: a step-by-step guide
Eligibility, the Certificate of Eligibility, funding fees, and how to maximize zero-down purchasing power.
Where your closing costs actually go (and where you can save)
A line-by-line breakdown of the Loan Estimate and the fees that are negotiable versus fixed.
Equal Housing OpportunityMortgage Broker — Not a LenderNMLS ID# 2620881NMLS Consumer AccessFlorida Mortgage Broker License #MBR7685Colorado Mortgage Company RegistrationLicensing & Disclosures
Simply Approved Mortgages LLC | NMLS #2620881
Florida Branch Office (Miami, FL) | Branch NMLS #2688012
Florida Mortgage Broker License #MBR7685 | Colorado Mortgage Company Registration
Business Phone: (877) 813-7219
Equal Housing Opportunity
Broker identification. Simply Approved Mortgages LLC is a mortgage broker and is not a direct lender. We arrange residential mortgage loans with third-party wholesale lenders and do not make the lender's final credit decision or fund the loan. We arrange residential mortgage loans in Florida and Colorado. Business-purpose mortgage products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
Credit and program terms. All loans are subject to lender credit approval, underwriting, acceptable appraisal or valuation when required, title review, insurance, and supporting documentation. Eligibility, programs, rates, APRs, points, lender credits, fees, payments, terms, loan amounts, down-payment requirements, mortgage insurance, and availability may vary based on borrower, property, occupancy, credit profile, loan-to-value ratio, debt-to-income ratio, lender, loan program, and state and may change without notice. Not all applicants, properties, products, or programs will qualify or be available in every state. Nothing on this site constitutes a loan approval, rate lock, offer, commitment to lend, guarantee of approval, or guarantee of terms or closing.
Rates, payments and calculators. Rates, APRs, payments, down payments, loan amounts, home values, estimated equity, savings, affordability estimates, closing costs, and other calculator or scenario results displayed on this site are estimates or illustrations unless expressly stated otherwise. Actual loan terms may differ. Taxes, homeowners insurance, mortgage insurance, association dues, lender charges, broker compensation, discount points, third-party charges, and other costs may apply. Advertised rates, payments, APRs, down payments, and other credit terms are subject to the assumptions and disclosures presented with the applicable advertisement. Applicable loan terms and disclosures will be provided as required for the particular transaction.
Mortgage products. FHA, VA, USDA, conventional, jumbo, non-QM, HELOC, reverse mortgage, down-payment-assistance, investment-property, DSCR, and other mortgage products referenced on this site are subject to their individual eligibility, underwriting, property, occupancy, and program requirements. Product availability varies by lender and jurisdiction. References to a mortgage product or program do not constitute a determination that a borrower or property qualifies.
Government-backed programs. Government-backed or government-insured mortgage programs referenced on this site may be subject to requirements established by the applicable government agency in addition to lender requirements. Government insurance or guaranties generally protect participating lenders against certain losses and do not constitute a guarantee of borrower approval.
Business-purpose products. DSCR, investment-property, and other business-purpose mortgage products referenced on this site are intended for qualifying business-purpose transactions. Business-purpose loans may be subject to different requirements and protections than consumer-purpose residential mortgage loans. Borrowers are responsible for accurately disclosing property occupancy and intended use.
Down payment assistance. Down payment or closing-cost assistance programs referenced on this site may be administered by governmental entities, housing finance agencies, nonprofit organizations, lenders, or other third parties. Program availability, funding, assistance amounts, eligibility requirements, repayment or forgiveness provisions, and other terms vary and may change or become unavailable without notice. Listing or referencing a program does not guarantee funding, eligibility, or mortgage approval.
Government affiliation. Simply Approved Mortgages LLC is not a government agency and is not affiliated with, acting on behalf of, sponsored by, or endorsed by HUD, FHA, VA, USDA, or any other federal, state, or local government agency. References to government agencies, programs, benefits, data, forms, or resources are provided for informational purposes and do not imply government sponsorship or endorsement of Simply Approved Mortgages LLC.
Fair lending. Equal Housing Opportunity. Simply Approved Mortgages LLC conducts business in accordance with applicable federal and state fair-housing and equal-credit-opportunity laws and does not discriminate on any prohibited basis.
No professional advice. Content on this site is educational and general in nature and is not legal, tax, accounting, financial, investment, estate-planning, or individualized government-benefits advice. Consumers should consult appropriate qualified professionals regarding their individual circumstances.
Third-party content. References or links to government agencies, lenders, assistance programs, products, services, or other third-party websites are provided for informational purposes or convenience. Simply Approved Mortgages LLC does not control and is not responsible for third-party content, availability, accuracy, or privacy practices.
NMLS Consumer Access: Verify Simply Approved Mortgages LLC, NMLS #2620881.
Simply Approved Mortgages LLC, 633 W 5th St, Ste 2600, Los Angeles, CA 90071 · 877-813-7219 · support@simplyapprovedmortgages.com. State licensing details available at the NMLS Consumer Access link above. © 2026 Simply Approved Mortgages LLC.