An IRRRL in West Virginia follows federal VA rules, so seasoning, recoupment and the 0.5% funding fee are the same as in every state. What varies in West Virginia are title, settlement and recording charges — which count toward the 36-month recoupment test — and whether your escrow account needs to be refunded for West Virginia property-tax timing.
IRRRLs only refinance existing VA loans. The home must be one you lived in at some point.
Read the video script
If you’re a veteran or service member in West Virginia looking at a VA IRRRL, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
An IRRRL in West Virginia follows federal VA rules, so seasoning, recoupment and the 0.5% funding fee are the same as in every state. What varies in West Virginia are title, settlement and recording charges — which count toward the 36-month recoupment test — and whether your escrow account needs to be refunded for West Virginia property-tax timing.
1. Confirm it is a VA loan. 2. Seasoning check. 3. Rate drop test. 4. Recoupment test. 5. Close.
One West Virginia-specific thing to know: Homeowners who are totally and permanently disabled qualify for a $20,000 homestead exemption.
Whether you’re near Camp Dawson or anywhere else in West Virginia, call me and I’ll walk you through your real numbers.
IRRRL break-even calculator
VA’s recoupment test compares closing costs with the drop in principal and interest. Estimate only.
West Virginia VA loan facts
| VA residual-income region | South |
|---|---|
| Loan limit with full entitlement | None — no VA cap on how much you can borrow with $0 down |
| 2026 county limit (partial entitlement only) | $832,750 in most West Virginia counties; higher in any designated high-cost county |
| Community-property state | No |
| State income tax on wages | Yes — factored into your residual income |
| Major military installations | Camp Dawson |
Disabled-veteran property tax relief in West Virginia
Homeowners who are totally and permanently disabled qualify for a $20,000 homestead exemption. Property taxes are part of your VA mortgage payment, so this benefit directly lowers what you pay each month and can increase what you qualify for. Rules and amounts change — confirm current details with your West Virginia county tax office or appraisal district.
How a VA IRRRL works
- Existing VA loan: you can only IRRRL a loan that is already VA-guaranteed.
- Occupancy: you must certify that you previously lived in the home. You do not have to live there now — an IRRRL can be used on a former home that is now a rental.
- Seasoning: 6 consecutive monthly payments and 210 days from the first payment due date.
- Net tangible benefit: lower rate (0.50%+ fixed-to-fixed, 2.00%+ fixed-to-ARM), or moving from an ARM to a fixed rate.
- Recoupment: fees and closing costs must be recovered through lower payments within 36 months.
Read the complete VA IRRRL (Streamline Refinance) guide →
What veterans say about working with Shirley
4.9 95 Google reviews“We have had the pleasure of working with Shirley on several home purchases and refinances, and she has consistently proven to be the best professional we've ever partnered with. Shirley's honesty and ability to present the best scenarios tailored to our needs has surpassed our expectations each time. She consistently goes above and beyond in customer service, giving us complete peace of mind about the final outcomes. We cannot recommend Shirley highly enough and she will always be our first choice when considering mortgage companies.”
October 2024 · Google review
“I recently worked with CrossCountry Mortgage and Shirley Mueller for a VA refinance, and I couldn't be happier with the experience! Shirley was incredibly knowledgeable and guided us every step of the way, making the process smooth and stress-free. Her attention to detail and dedication to our needs truly set her apart. Thanks to her efforts, we closed on our refinance seamlessly. I highly recommend Shirley and CrossCountry Mortgage for anyone looking for a reliable mortgage partner!”
September 2024 · Google review
“I recently worked with Shirley Mueller and her team, and I couldn't be happier with the experience. After shopping around with five different lenders, Shirley not only offered me the lowest rate but also provided exceptional service. She was incredibly responsive throughout the entire process, answering all my questions promptly and ensuring that everything went smoothly. I highly recommend Shirley and her team for anyone looking for the best rates and top-notch customer service!”
August 2024 · Google review
Real Google reviews of VALoansTexas.com, shown word for word. Team members named in reviews were part of Shirley’s team at the time. Read more reviews →
VA IRRRL questions from West Virginia veterans
Can I get a VA IRRRL in West Virginia?
Yes. VA loan programs are federal and available in every state, including West Virginia. An IRRRL in West Virginia follows federal VA rules, so seasoning, recoupment and the 0.5% funding fee are the same as in every state. What varies in West Virginia are title, settlement and recording charges — which count toward the 36-month recoupment test — and whether your escrow account needs to be refunded for West Virginia property-tax timing.
What is the VA loan limit in West Virginia for 2026?
There is no VA loan limit for borrowers with full entitlement. If you have partial entitlement, the 2026 county conforming limit applies — $832,750 in most West Virginia counties.
Do disabled veterans get a property tax break in West Virginia?
Homeowners who are totally and permanently disabled qualify for a $20,000 homestead exemption.
How much residual income do I need for a VA loan in West Virginia?
West Virginia is in VA’s South region. For loans of $80,000 or more, the minimum is $441 for a one-person household, $1,003 for a family of four, and $1,039 for five, plus $80 per additional member.
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