Hometown Hero Credit

If you have been closely watching the real estate market while waiting for mortgage rates to come down, this past week certainly did not bring the news you were hoping for.

According to market data, the average 30-year fixed mortgage rate increased from 6.58% to 6.66%. While a fraction of a percent might not sound like a dramatic shift on paper, this marked the fourth consecutive week that mortgage rates have moved higher.

Let’s translate that into plain English: borrowing money to purchase a home became slightly more expensive this week. It was not a catastrophic spike, but it continued moving in a direction that frustrates home buyers and investors alike.

In this edition of the Military Market Minute, we are breaking down why rates are behaving this way, what it means for your homeownership plans, and how military buyers can cut through the noise by leveraging powerful, earned benefits.

---

Why Are Mortgage Rates Going Up?

One of the most common questions we hear when rates tick upward is: “Didn’t the Federal Reserve just meet and decide not to raise interest rates? So why didn't mortgage rates come down?”

The confusion is entirely understandable, but it stems from a common misconception: the Federal Reserve does not directly set mortgage rates.

Instead, mortgage rates are heavily influenced by what financial market investors believe will happen with inflation, economic growth, and global events. Right now, underlying economic anxiety persists, particularly regarding the possibility that inflation may remain stickier than everyone would prefer. Rising energy prices and ongoing geopolitical uncertainty in regions like the Middle East only add to that friction.

When investors become concerned about inflation and economic volatility, mortgage rates tend to rise as a protective measure. You do not need an advanced degree in economics to understand the core takeaway: financial markets are still nervous, and nervous markets rarely produce lower mortgage rates.

---

Should You Wait to Buy a Home?

When headlines report rising rates, the immediate instinct for many buyers is to pause and wait for the market to improve. But is waiting always the right strategy?

The honest answer is that it depends entirely on your personal and financial situation, not on the latest news cycle.

If today’s monthly payment would stretch your budget past a comfortable limit, waiting may indeed be the most responsible decision for your family. No one should ever purchase a home based solely on the gamble that rates will magically plummet in six months and they can easily refinance later.

At the same time, waiting does not guarantee a better deal down the road:

• Rates could eventually come down, but home prices could simultaneously rise due to renewed demand.
• Rates could hover near today’s levels while the specific home you want is purchased by another buyer.
• If rates drop significantly, a flood of sidelined buyers will jump back into the market, creating intense competition and potential bidding wars.

Trying to perfectly time the housing market is remarkably similar to trying to time the stock market. Even seasoned financial experts routinely get it wrong.

Instead of asking, “Where will rates be six months from now?” ask yourself a much simpler, more practical question: Can I comfortably afford this home and monthly payment today?

If the answer is yes, exploring your options is worthwhile. If the answer is no, do not let anyone pressure you into making a rushed or overextended financial commitment.

---

The Military Advantage: Unlocking Your Earned Benefits

While civilian buyers face a complex and competitive lending landscape, veterans, active-duty service members, reservists, and Gold Star spouses possess a distinct upper hand.

Military families have access to the VA home loan, widely recognized as one of the strongest, most resilient home-financing benefits available in America today. Qualified military borrowers can purchase a primary residence with no down payment and no monthly private mortgage insurance (PMI), saving thousands of dollars upfront and every single month.

Introducing the Hometown Hero Credit Program

To make homeownership even more attainable, eligible military buyers and refinancers can also utilize Operation T.A.G.’s Hometown Hero Credit Program.

As a 501(c)(3) non-profit project of the High Desert Community Foundation, and partnered with the nations 10th largest residential lender, PRMG, Operation T.A.G. provides military families with a 2% credit up to $21,000 to assist them in purchasing or refinancing a home.

Here is what makes this program a true game-changer:

• No Repayment Required: There are no second mortgages, no hidden fees, and no payback obligations attached to the credit.
• Flexible Application: The 2% credit (calculated directly on your loan amount, not the sales price) can be strategically applied to pay closing fees, buy down your mortgage interest rate, cover real estate agent fees, or, in specific qualifying scenarios, pay down existing debt to help you qualify for your VA loan.
• Important Guidelines: Please note that the credit cannot be used for down payments or for non-loan purposes. Because VA loans generally do not require a down payment, applying these funds toward closing costs or rate buy-downs provides maximum impact.

In a housing market where every single dollar matters, removing thousands of dollars in closing costs can make the difference between renting indefinitely and building long-term family wealth.

---

The Bottom Line

Mortgage rates went up again this week. That is an indisputable fact.

However, a national market average cannot determine whether buying a home is right for your family. Your household income, monthly debt obligations, target location, earned military benefits, and long-term goals matter infinitely more than a media headline.

Do not panic. Do not rush. And never assume you have to navigate the mortgage landscape alone.

Get the actual numbers, understand your exact monthly payment, and make a decision that serves your family: not your lender, not a real estate salesperson, and not a pundit trying to predict where rates will land next season.

For straightforward, honest guidance about military homeownership or to learn more about the non-profit Hometown Hero Credit, reach out to Operation T.A.G. today.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude), and 501(c)(3) non-profit project of HDCF.

• Website: www.OperationTAG.org
• Phone: 760-456-8748 (24-hour Information Line)

(Market information is current as of July 31, 2026. Rates and program eligibility are subject to change. This article is intended for educational purposes and does not constitute a commitment to lend.)

When people hear that Operation T.A.G. has delivered more than $1.6 million in assistance to military families, the reaction is almost always the same.

"Wow… that's incredible."

And it is. But here is the truth behind the headline: to us, $1.6 million isn't the story.

The real story isn't a statistic on a balance sheet. The real story is the young Army family who thought homeownership was still years away until they discovered they qualified for help they never knew existed. It's the veteran who spent decades serving our country and finally realized someone was willing to serve him in return. It's the military spouse who no longer had to wonder where the money for closing costs would come from. And it's the child who finally has a backyard to play in because Mom and Dad were able to buy a home instead of continuing to rent.

Those are the stories that matter. Every single dollar represents a family, a dream, a sacrifice, and a fresh start.

Real Gratitude Takes Action

At Operation T.A.G., we often say our nation's heroes deserve more than a simple "Thank you for your service."

Those words matter, of course. Expressing appreciation is important. But words alone don't pay closing costs. They don't lower monthly mortgage payments. They don't make homeownership more affordable in a challenging housing market.

Real gratitude takes action.

That is why our 501(c)(3) non-profit program, the Hometown Hero Credit, exists. We did not create this program to launch another corporate marketing campaign, generate fleeting headlines, or make ourselves look good on social media. We exist because we firmly believe that gratitude should be tangible, measurable, and life-changing.

Through the Hometown Hero Credit, active-duty military members, reservists, veterans with an honorable discharge, and Gold Star spouses can receive a 2% credit up to $21,000 to help them purchase or refinance a primary residence.

It is important to understand how this non-profit benefit works in practice. The 2% credit is calculated on the loan amount, not the sales price. Because VA loans generally do not require a down payment, our credit can be applied directly to pay closing fees, buy down the interest rate, cover real estate agent fees, or, in some cases, pay down existing debt to help with VA loan qualification. Please note that the credit cannot be used for down payments or for non-loan purposes. With no repayment required, no games, no gimmicks, and no restriction limited only to first-time buyers, it is designed to remove the financial friction of buying a home.

Behind Every Number Is a Human Journey

Over the past several years, we've watched something remarkable happen. Every time a military family receives assistance through the Hometown Hero Credit, they don't just become homeowners: they become living proof that appreciation can be demonstrated in meaningful, concrete ways.

Consider what military families face when transitioning between duty stations or stepping back into civilian life. The constant relocations, the disruption of spousal careers, and the rising cost of living create significant financial hurdles. When a family is trying to secure a safe environment to raise their children, a handshake doesn't unpack boxes. A patriotic slogan doesn't cover escrow fees.

That is why our mission focuses entirely on delivering practical solutions. When we talk about $1.6 million in assistance, we are talking about real families breathing a sigh of relief because they finally have stability.

We Are Just Getting Started

More than $1.6 million has already been delivered to military families across the nation. But here is what excites us the most: we are just getting started.

Our vision doesn't stop at two million dollars, five million, or even ten million. Our ultimate dream is that one day, military families across America will expect more than a handshake and a polite thank you. They will know with absolute certainty that there are organizations, businesses, lenders, real estate professionals, and local communities committed to expressing gratitude through direct, tangible action.

If we can help create that cultural shift, then the cumulative dollar amount will never be the true measure of our success. The true measure will always be the lives changed, the homes secured, and the legacies built.

Because behind every dollar is a hero. And behind every hero is a family worth serving.

How You Can Take Action Today

Whether you are a military family looking for your next home or a real estate professional wanting to make a deeper impact, there is a clear path forward.

For Military Families

If you're an active-duty service member, reservist, veteran with an honorable discharge, or a Gold Star spouse, we encourage you to discover what homeownership assistance is available to you through our 501(c)(3) non-profit program. You have earned more than our gratitude: you deserve real support on your journey to homeownership.

You can explore our resources and learn how the Hometown Hero Credit can help you purchase or refinance a primary residence by visiting www.OperationTAG.org and www.HometownHeroCredit.com. For immediate questions, call our 24-hour Information Line at 760-456-8748.

For Real Estate Professionals and Mortgage Loan Officers

If you are a real estate professional or mortgage loan officer who believes military families deserve more than marketing slogans and empty promises, we invite you to join us. As a brand ambassador, you can partner with our 501(c)(3) non-profit program at zero cost. Agents keep 100% of their commission while offering their military clients a 2% credit up to $21,000. Plus, you receive custom-branded landing pages, lead capture autoresponders, marketing materials, and done-for-you social media tools.

Together, we can deliver something far more meaningful than another advertisement. We can deliver hope, opportunity, and tangible acts of gratitude to the men and women who have sacrificed so much for our nation.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit, a program of Operation T.A.G. (Tangible Act of Gratitude), and 501(c)(3) non-profit project of HDCF.
Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

We tell veterans to ask for help.

We give them telephone numbers, websites, pamphlets, and lists of available programs. Then we send them back to a car, a shelter, a motel room, or the street and expect them to somehow put their lives back together.

That isn’t support. It’s bureaucracy disguised as compassion.

According to the National Coalition for Homeless Veterans, more than 32,000 veterans were without stable housing on a single night in 2025. That number represents progress: the number of homeless veterans has fallen significantly since 2009: but “fewer” is not the same as “acceptable.”

One homeless veteran is one too many.

Housing Is More Than an Address

We often talk about veteran homelessness as if it were simply a matter of finding an available bed. It is far more complicated than that.

Housing is healthcare.

Without a safe and stable place to live, how does a veteran recover from surgery, safely store medication, attend medical appointments, maintain personal hygiene, prepare healthy meals, or get a full night’s sleep?

How does someone manage PTSD, chronic pain, a traumatic brain injury, addiction, or depression while wondering where they will sleep that night?

The Department of Veterans Affairs recently acknowledged the direct connection between housing and health. Veterans with stable housing are more likely to remain connected to healthcare, attend appointments, follow treatment plans, and receive preventive care. Without housing, immediate survival understandably becomes more important than long-term recovery.

We cannot separate the two.

A veteran struggling with homelessness doesn’t need to get healthy before receiving housing. Stable housing may be the very thing that finally allows that veteran to become healthy.

Having Programs Is Not the Same as Delivering Help

There are government programs designed to help homeless veterans, including the HUD-Veterans Affairs Supportive Housing program, commonly known as HUD-VASH. The program combines housing vouchers with VA case management and supportive services.

It can change lives: but only when veterans can actually access it.

A March 2026 report from the Government Accountability Office found that the VA continues to face challenges hiring and retaining enough HUD-VASH case managers. That matters because a housing voucher alone does not help a veteran find an available landlord, complete paperwork, overcome credit or rental-history problems, obtain transportation, or remain stable after moving in.

A program may look impressive in a press release, but its true value is determined by what happens when a struggling veteran asks for help.

Do they reach a real person? Does someone return their call? Does anyone guide them through the process? Does someone stay involved until they are safely housed?

Announcing a program is easy. Walking alongside a veteran until that program produces a real result is where gratitude becomes tangible. At Operation T.A.G. (Tangible Act of Gratitude), we believe that true support replaces administrative hurdles with real, actionable solutions.

Homelessness Rarely Begins on the Street

Veteran homelessness does not usually begin with someone sleeping beneath an overpass. It begins quietly.

• A missed mortgage payment.
• An unaffordable rent increase.
• A job loss.
• A medical emergency.
• A divorce.
• An untreated mental health condition.
• A disability claim caught in the system.
• A vehicle that becomes both transportation and shelter.

By the time we see a veteran on the street, there may have been dozens of opportunities to intervene.

That is why prevention matters just as much as emergency housing. We must identify struggling veterans before they lose their homes: not after. Sometimes one month of rent, a utility payment, reliable transportation, legal assistance, or help navigating an earned benefit can prevent an entire family from becoming homeless.

Real support does not always require another massive national program. Sometimes it requires a local organization, a responsible company, a faith community, a landlord, or an individual willing to step forward at the right moment.

Gratitude Over Profits: Bridging the Gap to Stability

When others chose their commission over the veteran’s benefit, partners like PRMG stepped up to choose Gratitude over Profits. That philosophy forms the bedrock of our mission at Operation T.A.G., a 501(c)(3) non-profit project of the High Desert Community Foundation (HDCF).

As part of our commitment to building long-term financial security and preventing housing instability, our flagship Hometown Hero Credit provides military families with a 2% credit up to $21,000 to help them purchase or refinance a home. To date, we have proudly milestone-backed families with over $1,600,000 in given-back credits: no repayment required, no games, no gimmicks.

This 2% credit is calculated on the loan amount (not the sales price) and can be applied strategically to:

• Pay closing fees
• Buy down the interest rate
• Pay real estate agent fees
• Pay down debt to help with VA loan qualification (note: it cannot be used for down payments or non-loan purposes, and VA loans generally require no down payment).

Navigating the Maze of Homeownership

Veterans shouldn't have to decipher a maze of red tape to secure their future. To help bridge the gap, we invite you to explore our free resource, the "Mission Homeownership" e-book, designed to guide military families every step of the way.

Scan the QR code below to access your copy:

Gratitude Must Become Action

Our nation is very good at thanking veterans.

We stand at sporting events. We share patriotic graphics. We offer discounts. We say, “Thank you for your service.”

There is nothing wrong with those gestures. But words of gratitude mean very little to a veteran sleeping in a car.

If we truly believe military service and sacrifice matter, our response must be more than ceremonial. Gratitude should look like safe housing, accessible healthcare, meaningful employment, competent guidance, and someone who refuses to let a veteran fall through the cracks.

Veteran homelessness is not just the VA’s responsibility. It belongs to all of us.

Government agencies must make assistance easier to access. Communities must support the organizations doing the work. Companies must look beyond marketing campaigns and invest in measurable help. Those of us who serve veterans must judge ourselves by outcomes: not announcements, good intentions, or social media engagement.

Did the veteran receive help? Is the family safe? Did our actions make a meaningful difference?

Those are the questions that matter.

Because a veteran should not have to get healthy before receiving housing. A veteran should not have to understand a maze of programs before receiving help. And a veteran who was willing to serve our country should never be left wondering whether our country still sees them.

“Thank you for your service” is a beginning. It can never be the end.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit, a program of Operation T.A.G. (Tangible Act of Gratitude), and 501(c)(3) non-profit project of HDCF
Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

When you see someone in uniform, saying “Thank you for your service” is second nature. It comes from a place of deep respect. We all recognize the sacrifices made by the men and women who put on the cloth of our nation.

But if you talk to military spouses, children, and families, they will tell you something very real: for the family, the hard part starts right where the phrase ends.

The service member gets the uniform, the orders, and the official recognition. The family gets the hidden weight of supporting them: every single day, across every single move, and through every deployment. They serve too, even if they don't wear the uniform.

---

The Reality of the 2-to-3-Year Move Cycle

Consider the Permanent Change of Station (PCS) cycle. Every two to three years, military orders drop, and the entire family life is uprooted.

For the service member, it’s a career reassignment. For the spouse and children, it’s an emotional and professional earthquake:

• Spouse Unemployment: Military spouse unemployment has hovered at 4 to 5 times the national average for years.
• Professional Re-Licensing Nightmares: If a spouse is a nurse, teacher, cosmetologist, or accountant, a cross-country move often means abandoning their license, enduring months of bureaucratic delays, and starting completely over.
• Erasing Seniority and Retirement: Constant moves kill career momentum, seniority, and private-sector retirement savings.

When people talk about the financial sacrifice of military life, they usually focus on base pay. But the invisible career tax paid by military spouses is staggering.

---

Deployments and the Silent Work at Home

When a deployment notice arrives, the service member prepares to deploy overseas. The family prepares to hold down the fort alone.

Running a household solo for six, nine, or twelve months is an education in endurance. It means fixing the car, paying the bills, managing home repairs, and parenting through sleepless nights of worry: all while keeping a brave face. You can't talk about where your person is, and you live with the quiet, nagging fear that the doorbell might ring.

And when the service member finally comes home? The reintegration work falls squarely on the family. Navigating stress, unspoken trauma, and the adjustments of living under one roof again requires patience and grace that rarely gets acknowledged in a quick "thank-you."

Add in the impact on children: who attend an average of six to nine different schools before graduation, saying constant goodbyes to friends and missing parents at birthdays and graduations: and you begin to see the true cost of service.

---

Moving Beyond Empty Phrases: What Real Support Looks Like

A polite phrase acknowledges service. But actual honor requires sustained, tangible support.

True support means creating portable careers for military spouses, building school transition systems for inbound kids, offering comprehensive mental health resources for the whole household, and building communities that show up long after the homecoming parade has ended.

At Operation T.A.G. (Tangible Act of Gratitude), our entire 501(c)(3) non-profit mission is built on replacing empty marketing demographics and hollow thank-yous with real, life-changing financial backing.

---

The Hometown Hero Credit: A Tangible Act of Gratitude

We believe that honoring our heroes and their families shouldn't stop at words. That is why our flagship non-profit program, the Hometown Hero Credit, provides military families with a 2% credit up to $21,000 to help them purchase or refinance a home.

There are no games, no gimmicks, and no repayment required. It is not limited to first-time buyers.

Because VA loans generally require no down payment, this 2% credit (calculated directly on the loan amount, not the sales price) can be applied in powerful ways to offset the financial turbulence of military life:

1. Pay closing fees
2. Buy down the interest rate
3. Pay real estate agent fees
4. In some cases, pay down debt to help with VA loan qualification

(Note: The credit cannot be used for down payments or for non-loan purposes.)

To date, through our partnership with incredible lenders like PRMG who put mission over margin, we have proudly crossed the $1,600,000 giveaway milestone in direct financial support to military families.

---

Take the Next Step Toward Homeownership

If you are an active-duty member, reservist, veteran with an honorable discharge, or a Gold Star spouse ready to put down roots, you don't have to navigate the housing market alone.

We invite you to claim our free resource, the "Mission Homeownership" e-book, designed specifically to guide military families through every step of securing their dream home with confidence.

Scan the QR code below or visit www.HometownHeroCredit.com to access your free copy and learn how to claim your 2% credit up to $21,000.

Let’s stop treating military families as a marketing demographic and start building a legacy of gratitude that lasts.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) non-profit project of HDCF

Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

When you signed your enlistment papers, you didn't sign up to become a line item in a marketing database. You signed up to protect our freedoms. Yet, in the modern marketplace, those very freedoms are often used as a backdrop to sell your personal information to the highest bidder.

Today, I want to ask a question that has been weighing heavily on my mind: “Selling military family information for marketing may be legal, but is it the right thing to do?”

Every day, I see advertisements specifically designed to help Real Estate Agents, Mortgage Loan Officers, and Insurance Agents “capture” the military market. They promise exclusive leads and sophisticated programs to get in front of military buyers. On the surface, this is just business. But beneath the surface, it’s a machine that often treats our nation’s heroes as nothing more than a profitable demographic to be harvested.

The “Lead Capture” Machine

In our free-market system, the practice of lead generation is perfectly legal. A company creates targeted marketing, often using patriotic imagery or language about "VA benefits", to entice a military family to enter their information. That information is then bundled and sold as a "lead" to someone looking to sell a product.

This lead buyer then reaches out to the military family with a sales pitch. They’ve paid for the right to talk to you. The question we must ask is: How many of these lead buyers have your best interests in mind?

When the primary goal is "capturing" a market, the person being captured often becomes secondary to the profit being generated. Are these lead buyers truly interested in serving your family, or are they simply interested in a quick profit from a "niche" they’ve been taught to exploit?

Marketing Demographic vs. Nation's Heroes

There is a fundamental difference between serving a community and marketing to a demographic. To many in the real estate and mortgage industries, "Military" is just another box to check on a marketing plan, right next to "First-Time Buyers" or "Luxury Homes."

But you aren't a niche. You are a human being who has sacrificed time, safety, and family stability to protect the rest of us. Treating that sacrifice as a "marketing angle" feels wrong because it is wrong.

When a company focuses on "capturing" you, they are looking for what they can get from you, your commission, your origination fees, your loyalty. They aren't looking at what they can give back to you.

A Story of Profits Over Gratitude

I want to share a personal experience that highlights this divide. I personally know two loan officers who are widely recognized as "VA loan experts." They have built massive businesses by positioning themselves as the go-to guys for veterans.

I sat down with both of them and introduced our program at Operation T.A.G. (Tangible Act of Gratitude). I explained how we provide military families with the Hometown Hero Credit, a 2% credit up to $21,000 to help them purchase or refinance a home. I invited them to join us in putting gratitude over profits.

They both laughed.

They told me quite clearly that they weren’t interested in "giving away the profit they earned," even if it would significantly benefit their veteran clients.

To them, that 2% was theirs. It didn't matter that it could help a military family buy down their interest rate or cover closing costs. It didn't matter that it could change the financial trajectory of a family moving into a new home. Their choice was clear: the profit was more important than the person.

The PRMG Difference

When I started our non-profit, Operation T.A.G., I had a dream of taking this program nationwide. I knew I couldn't do it alone. I reached out to numerous top mortgage companies across the country, sharing the vision of a program that actually gives back in a tangible way.

One after another, they said the same thing. They loved the concept. They thought it was a "great idea." But they weren't interested in compromising their profits to make it happen.

All except for PRMG.

Paramount Residential Mortgage Group (PRMG) was the only major lender that understood the mission. They realized that doing the right thing for military families was more important than squeezing every last dollar out of a transaction. Because of their willingness to partner with us, we are able to offer the Hometown Hero Credit across the country. To date, we have given away over $1,600,000 in real, tangible assistance. 

Choosing Gratitude Over Profits

Our philosophy is simple: Gratitude over Profits.

We believe that saying "Thank you for your service" is a start, but it isn't enough. A tangible act of gratitude, one that actually hits the bottom line of the transaction in favor of the veteran, is what's required. Most of the industry believes differently. It’s time the scales changed in favor of our nations heroe.

This is why we established the Hometown Hero Credit as a program of Operation T.A.G., a 501(c)(3) non-profit project. Our goal is to provide military families, including active duty, reservists, veterans with honorable discharge, and Gold Star spouses, with a real, financial advantage when they buy or refinance a home.

What is the Hometown Hero Credit?

The Hometown Hero Credit is a 2% credit up to $21,000. This isn't a loan you have to pay back, and there are no games or gimmicks involved. Partnered with PRMG, it‘s a benefit designed to make homeownership more affordable for those who have served.

Here is how it works:

1. The Calculation: The 2% credit is calculated based on the loan amount, not the sales price of the home.
2. The Usage: This credit can be used for very specific, helpful purposes:
   • To pay closing fees.
   • To buy down your interest rate (saving you money every single month).
   • To pay real estate agent fees.
   • In some cases, to pay down debt to help you qualify for your VA loan.
3. What it's NOT: It cannot be used for a down payment (though VA loans generally do not require one) or for non-loan purposes.

Because we are fully funded as a non-profit, our partner real estate agents keep 100% of their commission. They join us because they want to do more than just "capture a lead." They want to build a legacy of service.

The Core Question

We live in a world where data is the new gold and military families are often the most targeted "leads" in the industry. But just because it is legal to buy and sell your information doesn't mean it's the right way to treat a hero.

Is it right to treat those who have served and sacrificed so much to protect the freedoms we all enjoy as just another marketing demographic to profit from?

At Operation T.A.G., we believe the answer is a resounding "No." We invite you to look past the "Lead Capture" ads and the "VA Rate Reduction" mailers. Look for the people who are willing to put their money where their mouth is.

Don't be a lead. Be a hero who is finally being treated like one.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) Non-Profit Project of HDCF

Websites: www.OperationTAG.org | www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

Today, we are diving into a major shift in the VA mortgage market that directly affects you, your home, and your hard-earned equity.

On July 1, 2026, Ginnie Mae made a decisive move that sent shockwaves through the mortgage industry. They deployed a powerful regulatory tool to protect veterans from a predatory practice known as "churning." This action specifically targeted two of the largest VA lenders in the country, Freedom Mortgage and Sun West, after data revealed they were potentially putting their own profits ahead of the service members they claim to serve.

What is VA Loan Churning?

To understand why this move matters, we first need to define "churning." In the mortgage world, churning is when a lender pushes a veteran to refinance their VA loan repeatedly, often through a VA Interest Rate Reduction Refinance Loan (IRRRL).

Lenders do this not because it significantly helps the veteran, but because every refinance generates new origination fees and a new loan for the lender to sell on the secondary market. For the service member, the result is often a higher loan balance, as costs are rolled into the loan, and a "restarted" clock on their 30-year mortgage. While the monthly payment might drop by a few dollars, the long-term cost to the veteran is massive equity loss.

The July 1 Crackdown: Forcing Transparency

Ginnie Mae catches churning by watching "prepayment speeds." If loans from one specific lender are paying off significantly faster than the rest of the market, it is a massive red flag that those veterans are being aggressively pushed into unnecessary refinances.

Effective July 1, Ginnie Mae restricted Freedom Mortgage and Sun West from placing their VA loans into "multi-issuer pools." In these large pools, fast prepayments (the result of churning) can be hidden among loans from other, more responsible lenders.

Now, these giants are forced into "custom pools." This means their loans stand alone. Investors and regulators can now see exactly how fast these loans are being churned. This isolation forces transparency and makes the cost of their business model visible to the entire market. This restriction is set to last until January, or until these lenders can prove their prepayment speeds are back in line with the rest of the industry.

Enforcing the 2018 Law

This isn't just about pool types; it is about the law. Since 2018, there have been strict requirements for any VA refinance. Ginnie Mae is now enforcing these with renewed vigor:

1. The 210/6 Rule: A veteran must have held their current loan for at least 210 days and made at least 6 monthly payments before they can refinance.
2. Net Tangible Benefit (NTB): The lender must prove the refinance provides a real, measurable benefit to the veteran. This usually means a significant drop in interest rate or a clear reduction in the loan term.

3 Practical Shifts for Military Homebuyers in 2026

Because of this crackdown, you will notice three immediate changes in the marketplace:

1. Less Aggressive Mailers: Have you ever received those "VA Rate Reduction Notices" wrapped in American flags that look like official government documents? Since these lenders lost the "cheap funding" advantage of multi-issuer pools, the math for those aggressive marketing campaigns no longer works. Expect your mailbox to be a little quieter.
2. More Stable VA Pricing: When churning stops, VA-backed securities become more predictable for investors. This stability actually helps keep VA interest rates lower for every veteran, because investors don't have to charge a "premium" to cover the risk of loans being paid off too early.
3. Scrutiny on "Digital Stolen Valor": The CFPB and VA are cracking down on ads that use fake seals or claim to be "approved by the VA." Remember: the VA does not "approve" lenders in that way. If an ad looks like a government summons, it is marketing, not a mandate.

How to Protect Your Equity

If you receive a refinance offer, do not be swayed by patriotic imagery or urgent language. Take these steps:

• Ask for the Net Tangible Benefit Worksheet: The lender is required to have this. If they won't show it, walk away.
• Do the Math: Compare the total fees being rolled into the loan versus your monthly savings. Ask for your "break-even point." If it takes more than 36 months to break even on the costs, it might not be a good deal.
• Check the Rate: Generally, if the rate drop isn't at least 0.5%, the fees often outweigh the benefits.
• Verify the Timing: If you haven't made at least 6 payments on your current loan, the offer is likely illegal under current VA rules.

The Operation T.A.G. Difference: Service Over Profitability

At Operation T.A.G. (Tangible Act of Gratitude), we have been calling out this "Profitability vs. Service" issue for years. When a lender’s business model depends on high-volume refinances, the veteran always loses. Our mission is the exact opposite: we focus on long-term homeownership and building generational wealth for military families.

As a non-profit program, we offer the Hometown Hero Credit. This provides military families with a 2% credit up to $21,000 to help them purchase or refinance a home. Unlike the big lenders hitting the news today, our credit requires no repayment, has no games, and no gimmicks.

The 2% credit up to $21,000 is calculated on your loan amount (not the sales price). Since VA loans generally do not require a down payment, this credit is incredibly versatile. It can be applied to:

• Pay your closing fees.
• Buy down your interest rate to a lower level.
• Pay real estate agent fees.
• Pay down debt to help you qualify for your VA loan.

Please note: The credit cannot be used for a down payment or for non-loan purposes.

A Free Resource for Your Mission

Our founder, Brett Stacy, wrote a book specifically to help you navigate these waters. "Mission Homeownership" was written because military families deserve better information and a clearer path. There is no sales pitch and no hidden agenda: just honest guidance to help you make informed decisions.

You can download a free PDF E-Book version of "Mission Homeownership" right now by scanning the QR code below:

Final Thoughts

We are proud to share that we have recently reached a milestone of $1,600,000 in credits given back to our nation’s heroes. We believe in doing more than just saying "Thank you for your service." We believe in providing the tangible support you need to secure your piece of the American Dream without being "churned" for profit.

If you are ready to work with a partner who values your service over their bottom line, we are here to help.

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
A 501(c)(3) non-profit project of HDCF

Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

     If you are a member of our military community, a veteran, or a first responder, we want to start by acknowledging the service you provide to our nation and our neighborhoods every single day.

At Operation T.A.G. (Tangible Act of Gratitude), we believe that saying "Thank you for your service" is a wonderful sentiment, but it is often not enough. For the families who have sacrificed so much, gratitude should be something you can feel, use, and see in your everyday life. It should be tangible.

This blog post will guide you through who we are, our mission, and the specific programs we have built to turn that gratitude into real financial benefits for your family. Whether you are looking to buy your first home, refinance an existing mortgage, or access the equity you have built over the years, we have a path designed specifically for you.

The Mission of Operation T.A.G.

Operation T.A.G. is a 501(c)(3) non-profit project of the High Desert Community Foundation (HDCF). Our organization was founded with a singular, clear purpose: to provide military families with meaningful financial support in their journey toward homeownership.

We are proud to share a major milestone in our journey. To date, we have given away over $1,600,000 to military families across the country. This is not just a number; it represents hundreds of families who were able to move into homes with less financial stress, better interest rates, and the knowledge that their community truly stands behind them.

Our non-profit status is the core of our identity. Unlike traditional "marketing" companies that may use military themes to sell products, we operate with a mission-first mindset. Every program we offer is built to provide value directly to the hero, with no hidden gimmicks or complicated repayment structures.

A Strategic Partnership for National Reach: PRMG

To ensure that our programs are available to heroes in every corner of the United States, we have formed a strategic partnership with PRMG (Paramount Residential Mortgage Group).

PRMG is one of the nation's leading mortgage lenders, known for its industry-leading expertise and commitment to service. By combining the non-profit mission of Operation T.A.G. with the national infrastructure and professional excellence of PRMG, we are able to deliver our programs with speed, reliability, and care.

This partnership means that when you apply for one of our credits or programs, you are backed by a team of professionals who understand the complexities of military moves, VA loans, and the unique financial needs of service members.

1. The Hometown Hero Credit: Our Flagship Program

The Hometown Hero Credit is our primary way of supporting those who serve. It is designed to significantly reduce the costs associated with buying or refinancing a home.

The Benefit

We offer a 2% credit up to $21,000 to help military families purchase or refinance a home. This credit is calculated based on your loan amount, not the sales price of the home. Because VA loans generally do not require a down payment, this 2% credit can often cover a massive portion of your out-of-pocket expenses.

How You Can Use It

The 2% credit up to $21,000 is incredibly versatile. Here are the specific ways it can be applied to your transaction:

1. Closing Fees: Pay for title insurance, escrow fees, and other administrative costs.
2. Interest Rate Buy-Downs: Use the funds to "buy down" your interest rate, lowering your monthly payment for the life of the loan.
3. Real Estate Agent Fees: If applicable, the credit can help cover professional fees.
4. Debt Pay-Down: In certain cases, the funds can be used to pay down existing debt to help you qualify for your VA loan.

Important Note: The credit cannot be used for a down payment or for any non-loan-related purposes.

Why It Is Different

• No Repayment Required: This is a credit, not a loan. You never have to pay it back.
• No Gimmicks: There are no "catches" or hidden fees.
• No Income Restrictions: We believe every hero deserves support, regardless of their income level.
• Not Limited to First-Time Buyers: Whether it is your first home or your fifth, you are eligible.

2. Red, White & Secure Reverse Mortgage

For our veterans aged 62 and older, we offer the Red, White & Secure Reverse Mortgage. This program is specifically designed to acknowledge the lifetime of service and sacrifice you have given to this country.

This is the only Reverse Mortgage program in the industry that provides up to $6,000 in savings for veterans. We believe that your retirement should be a time of security and peace. By accessing the equity in your home through this program, you can supplement your retirement income, cover medical expenses, or simply enjoy the financial freedom you have earned.

Our goal is to help you stay in the home you love while ensuring you have the financial resources to live with dignity and comfort.

3. The Lightning Equity Program

We understand that sometimes, life moves fast. You may need to access the equity in your home for renovations, emergency expenses, or debt consolidation, and you need it quickly. No need to refinance a low rate first mortgage to access funds.

The Lightning Equity program is built for speed and simplicity:

• Access up to $400,000 of your home's equity.
• No appraisal required in most cases, which saves you time and money.
• 100% Digital! Apply from your phone at at home, the gym, or office.
• Immediate Approvals & Receive your funds in as little as 5 days.

This program is about giving you the tools to manage your financial life on your terms, without the long wait times and red tape usually associated with home equity products.

Free Book: Mission Homeownership

"Mission Homeownership was written for one simple reason: military families deserve better information, better guidance, and a clearer path to homeownership. Buying a home can be confusing for anyone, but military families face unique challenges—and too often, they are marketed to rather than genuinely educated and supported. This book is our attempt to change that. It’s a practical, straightforward guide designed specifically for active-duty service members, veterans, and surviving spouses. No sales pitch. No hidden agenda. Just honest information to help our nation’s heroes make informed decisions and navigate the mission of homeownership with greater confidence."

Scan the QR code below to download the free PDF E-Book.

4. The Frontline Credit: Supporting Our Community Heroes

While our primary focus has always been on military families, we recognize that there are many heroes who serve on the "frontlines" of our local communities. Police officers, firefighters, and medical professionals are the backbone of our neighborhoods.

The Frontline Credit extends our mission of gratitude to these vital professionals. When you buy or refinance a home, we provide a $1,000 credit to help cover your costs. It is our way of saying thank you to those who keep us safe and healthy every single day.

For Real Estate Professionals: The Ambassador Program

If you are a real estate agent, we invite you to join us in this mission. Many agents want to do more than just say "Thank you" to their military clients, but they don't always have the tools to provide a tangible benefit.

Our Brand Ambassador Program is 100% free for agents. When you join, you gain the ability to offer the 2% credit up to $21,000 to your military clients.

We provide you with:

• A custom branded landing page.
• Marketing materials and social media content.
• Lead capture tools.
• The opportunity to build a legacy of service in your local market.

Because we are a fully funded non-profit program, agents keep 100% of their commission. We aren't here to take a piece of your business; we are here to help you grow it by doing good for the families who serve. You can learn more and sign up at our Real Estate Partners page.

How to Get Started

Taking the next step is simple and straightforward. We have experts standing by to help you determine which program is the best fit for your specific goals.

• Call our 24-hour Information Line: 760-456-8748. You can call anytime to hear more about our programs and how to apply.
• Visit our website: Explore more details and start your application at www.HometownHeroCredit.com or www.OperationTAG.org.

We are here to help you turn your goals of homeownership and financial security into a reality. Thank you for your service, and we look forward to serving you.

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) Non-Profit Project of HDCF

Websites: www.OperationTAG.org | www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

Welcome to our latest market update. If you have been watching the real estate news lately, you might feel a bit confused. We are seeing headlines that seem to contradict each other. On one hand, home sales are slipping. On the other hand, home prices just hit a staggering record median of $435,300 in June.

If you are a military family looking to buy a home right now, these numbers can feel like a barrier. At Operation T.A.G., we want to help you make sense of this data. More importantly, we want to show you how our non-profit program, the Hometown Hero Credit, is designed specifically to help you navigate these challenging waters.

The Real Estate Paradox: Prices Up, Sales Down

We are currently witnessing what economists call a market "paradox." Usually, when sales volume drops, prices tend to follow. However, the current housing market is doing the exact opposite.

The reason for this is actually quite simple once you look at the math. Total sales are slipping, but the homes that are selling are the more expensive ones. While inventory is up about 16% year-over-year, it is coming off historic lows. We still do not have enough homes for everyone who wants one, especially move-in ready homes under the $400,000 mark.

This creates a situation where the lower end of the market is stalling, while the middle and upper tiers continue to move. When you remove a large number of sales in the $250,000 to $350,000 range and replace them with $500,000+ closings, the median price naturally climbs. This has led us to the 24th straight month of year-over-year price gains.

The "Lock-In" Effect and Low Inventory

Why aren't there more affordable homes on the market? It largely comes down to the "lock-in" effect. Many homeowners are currently sitting on mortgage rates between 2% and 3% from a few years ago. For these families, moving means trading a very low monthly payment for a much higher one at current rates.

Because of this, many people are staying put unless they absolutely have to move. The result is that the fresh supply hitting the market tends to be newer, larger, and significantly more expensive. For our heroes, active duty members, and veterans, this means the "starter home" is becoming harder to find, pushing many toward higher-priced inventory.

The 7% Squeeze on Buyers

Interest rates have been hovering around the 7% mark, and this is where the "squeeze" is most visible. These rates hit first-time buyers and payment-sensitive families the hardest. It creates a barrier that stops many from entering the market at all.

While some buyers are stepping back, others are still very active. Cash buyers and move-up buyers with significant equity are still closing on homes, often above the asking price. This competition keeps the pressure on prices, even while total volume dips.

In regions like Southern California’s High Desert, we see even more concentrated demand. Military relocations and logistics-related growth mean that buyers are constantly competing for a limited supply of quality listings. If you are a veteran trying to compete against a cash offer, the market can feel stacked against you.

How Operation T.A.G. and PRMG Bridge the Gap

At Operation T.A.G. (Tangible Act of Gratitude), we believe that those who serve our country should not be left behind by the market. That is why we have partnered with PRMG (Paramount Residential Mortgage Group) to ensure our military families have the tools they need to succeed.

Our flagship program, the Hometown Hero Credit, is a non-profit initiative designed to be the ultimate solution for military families facing record prices and high interest rates. As a 501(c)(3) non-profit project, our mission is to turn "Thank you for your service" into a tangible financial benefit.

Understanding the Hometown Hero Credit

The Hometown Hero Credit provides military families with a 2% credit up to $21,000 to help them purchase or refinance a home. Unlike many other programs, this is not a loan that needs to be paid back. There are no games, no gimmicks, and it is not limited to first-time buyers.

Here is exactly how the 2% credit up to $21,000 can be used to help you:

1. Pay Closing Fees: This can significantly reduce the amount of "cash to close" you need, making the transition into your new home much smoother.
2. Buy Down the Interest Rate: In a 7% market, using your credit to buy down your rate can save you hundreds of dollars every single month for the life of your loan.
3. Pay Real Estate Agent Fees: We partner with agents who want to do more for veterans. This credit can help cover those professional costs.
4. Pay Down Debt: In some cases, we can use the credit to pay down existing debt, which helps you qualify for a VA loan by improving your debt-to-income ratio.

Important Note on Calculation: The 2% credit is calculated based on your loan amount, not the sales price of the home. Because VA loans generally do not require a down payment, this credit goes directly toward making the transaction more affordable. Please keep in mind that this credit cannot be used for a down payment or for non-loan related purposes.

Empowering Veterans to Compete

The current market data shows a "sales dip" at the bottom of the market, but the Hometown Hero Credit empowers veterans to compete in the middle and higher tiers where the inventory actually exists. By providing up to $21,000 in credits, we give you the leverage you need to make a strong offer, even in a competitive bidding environment.

Whether you are looking to purchase a new home in the High Desert or refinance your current mortgage to better suit your family's needs, we are here to help. Our program is fully funded, which means we can offer these benefits to you and your real estate agent at no extra cost. It truly is the biggest no-brainer in real estate.

Take the Next Step

The market may be hitting record highs, but you do not have to navigate it alone. Our team is ready to guide you through the process of using the Hometown Hero Credit to secure your piece of the American Dream.

1. Visit our website: Explore more details at www.OperationTAG.org.
2. Call our information line: We have a 24-hour information line at 760-456-8748 where you can learn more about the 2% credit up to $21,000.
3. Talk to your agent: If you are working with a real estate agent, tell them about the Hometown Hero Credit. We offer a nationwide brand ambassador program for agents that is 100% free.

We are dedicated to building a legacy and making a difference, one military family at a time. Thank you for your service, and we look forward to helping you come home.

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) non-profit project of HDCF

Websites: www.OperationTAG.org | www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

Hello, and thank you for taking the time to read this. If you are a veteran, an active-duty service member, or a real estate professional serving the military community, you need to look closely at the data. We often hear that the VA loan is the "gold standard" of mortgage products. On the surface, the numbers support this. VA loans offer the lowest interest rates, require no down payment, and have the lowest denial rates in the industry.

However, there is a paradox at play. The very qualities that make the VA loan the best product for the borrower also make it one of the most profitable products for the lender. This has created a massive marketing machine where veterans are often treated more like high-value targets than heroes. When a lender wraps their website in flags and camouflage, you must ask: Are they serving you, or are they selling to you?

The Gold Standard: By the Numbers

The VA loan program has a legendary history. Since 1944, the Department of Veterans Affairs has backed over 29 million loans, totaling nearly $4 trillion in homeownership opportunities for those who served. In the last year alone, the program reached new heights. In FY2025, VA loan volume surged by 27% to 528,343 loans: a 10-year high.

For the borrower, the benefits are clear and undeniable:

• Lowest Denial Rates: According to 2024 HMDA data, VA loans have a denial rate of just 8.4%. Compare that to conventional loans, which see a 15.6% denial rate.
• Lower Interest Rates: While conventional rates averaged 6.768%, VA rates averaged a much lower 6.124%.
• No Down Payment: Most VA loans do not require a down payment, which is a massive advantage in today's housing market.
• Demographic Shift: Gen Z veterans are moving into homeownership faster than their civilian peers, accounting for 38% of all VA loan activity this year.

On paper, the VA loan is winning. But when a product is this good, it attracts everyone: including those who prioritize profits over people.

The Profitability Gap: Why Lenders Love VA Loans

Why do independent mortgage banks (IMBs) dominate the VA loan market while big banks shy away? The answer is in the margins. In 2025, the average profit per loan for IMBs was approximately $785. In contrast, big retail banks actually lost an average of $4,803 per loan on retail mortgages.

This has left the field open for independent lenders to set their own rules. There is currently a 200-basis-point profitability gap in the industry. Top-tier lenders are capturing about 139 basis points (bps) in profit, while bottom-tier lenders are losing about 70 bps. Because the government guarantees VA loans, the risk to the lender is significantly lower than with conventional products. This lower risk, combined with the ability to set higher margins, makes the VA loan a "gold mine" for originators.

Many lenders overprice these deals. They know that most veterans are loyal and may not shop around if the lender appears "veteran-friendly." This is the paradox: the loan is cheaper for you, but it's more profitable for them. They use those profits to fund massive marketing budgets, which leads us to the dark side of the industry.

The Dark Side: When "Thank You for Your Service" is a Script

When profitability becomes the primary driver, service often suffers. We have seen a disturbing trend of major institutions and specialized lenders failing the very community they claim to support.

Consider the following facts:

1. Navy Federal Credit Union: Despite being the largest credit union serving military families, a 2022 report revealed a staggering racial gap. Navy Federal denied Black applicants at a rate of 52%, compared to 23% for white applicants. Even after controlling for income, debt, and property values, Black borrowers were more than twice as likely to be denied. This has led to multiple class-action lawsuits and a Senate inquiry.
2. Veterans United: One of the biggest names in the space is currently facing a class-action lawsuit. The allegations include steering veterans into higher-cost loans through 35% kickback schemes with real estate agents. They have also been accused of masquerading as the VA itself in their marketing.
3. RMK Financial (Majestic Home Loans): The Consumer Financial Protection Bureau (CFPB) took the ultimate step of permanently banning this lender from the mortgage industry. Why? Because they were caught using fake VA and FHA seals to deceive veterans into thinking their predatory marketing was official government communication.

The financial toll is real. Military families lost $584 million to fraud in 2024 alone, according to the FTC. Consumer complaints from the military community have skyrocketed to 210,000: a 165% increase since 2020. While the CFPB has recovered over $363 million for military-related harms, the damage to trust is harder to repair.

Marketing vs. Meaning: Look for the Tangible

It is easy for a company to put a flag on a website. It is easy to hire a spokesperson to say "Thank you for your service." But if that lender is charging you higher fees or steering you into a loan that maximizes their 139-basis-point profit, their gratitude is just a marketing expense.

At Operation T.A.G. (Tangible Act of Gratitude), we believe that if a company is making significant profit from your service, they should be willing to give some of it back. We are a non-profit program, and our mission is simple: to provide a tangible act of gratitude that actually lowers the cost of homeownership for military families.

The Hometown Hero Credit: A Better Way

Our flagship program, the Hometown Hero Credit, is designed to be the ultimate "no-brainer" in real estate. We offer a 2% credit up to $21,000 to help military families purchase or refinance a home. Because we are a 501(c)(3) non-profit project, this is not a gimmick or a loan that you have to pay back. It is a credit provided to you because you earned it.

Here is how the Hometown Hero Credit works:

• The Amount: A 2% credit based on your loan amount, up to a maximum of $21,000.
• The Calculation: Note that this 2% credit is calculated on the loan amount, not the sales price of the home.
• How You Can Use It:
  • Pay for your closing fees.
  • Buy down your interest rate to get an even lower monthly payment.
  • Pay for real estate agent fees.
  • In some cases, pay down existing debt to help you qualify for your VA loan.
• Restrictions: It cannot be used for a down payment (though VA loans generally do not require one) or for any non-loan purposes.
• No Strings: There is no repayment required, no games, and it is not limited to first-time buyers.

We partner with real estate agents who want to do more than just say "thank you." We are fully funded, which means agents keep 100% of their commission while still being able to offer their clients this massive financial benefit.

Demand More Than a Slogan

The VA loan is a powerful tool, but it should not be a tool for lenders to pad their bottom lines at your expense. When you are ready to buy or refinance, don't just look for the most patriotic-looking website. Look for the most tangible benefit.

Demand a lender and a program that puts money back in your pocket. Choose the nonprofit path that prioritizes your home over their profit.

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) non-profit project of HDCF

Contact Information:
Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)

Hello, and thank you for stopping by. If you are a veteran or a military family member currently facing challenges with your mortgage payments, we want you to know that you are not alone. There is a lot of noise out there regarding home loans, but today we are focusing on a clear, helpful solution that just became available to you.

As of June 15, 2026, the VA formally launched the VA Partial Claim Program. This isn't just another bureaucratic update; it is a critical lifeline. Right now, over 10,000 veterans have already lost their homes in recent months, and roughly 90,000 VA loans are considered seriously delinquent. This program was designed specifically to stop those numbers from growing and to keep you in your home.

The Big Idea: A "Silent" Second Lien

If you have fallen behind on your mortgage, the traditional way to fix it was often a "loan modification." Usually, that meant taking the missed payments and rolling them into a new, larger loan: often at a much higher interest rate than your original VA loan.

The VA Partial Claim Program changes that. Instead of changing your original loan, the VA advances the money to cover exactly what you owe. That amount becomes a separate, 0% interest, no-monthly-payment "subordinate lien." Think of it as a silent second loan that just sits there in the background. You don’t pay it back every month. You only pay it back when you sell the home, refinance the loan, or finally finish paying off your main mortgage.

The Step-by-Step Process

Navigating mortgage assistance can feel like a maze. To help you manage this, we have broken down the process into six straightforward steps.

1. Servicer identifies you

You don’t necessarily have to hunt this program down yourself. If you are in default or at risk of it, your mortgage servicer (the company you send your check to) is required to flag you as potentially eligible. If you know you are struggling, don't wait: call them and ask specifically about the "VA Partial Claim Program."

2. The 3-month trial payment plan

Before the VA pays your back-due balance, they want to see that you can handle the regular monthly payments again. You will enter a three-month trial plan. You must make three consecutive, on-time payments at your regular monthly amount. This is your chance to prove that your financial "rough patch" is stable enough for you to resume homeownership. Be aware: if you fail three trial plans, you are no longer eligible for this specific program during that default episode.

3. Servicer cures the loan

Once you successfully pass your three-month trial, the servicer steps in to "cure" the loan. They pay your entire overdue balance. This doesn't just cover the principal and interest; it can also include taxes, insurance, and even HOA dues that you might have missed. This brings your first mortgage completely current.

4. VA reimburses the servicer

After the servicer has brought your loan current, the VA pays the servicer back for that advance. At this point, the servicer is whole, and you are no longer in default.

5. You get a silent second lien

Now, that money the VA paid out has to be accounted for. It is parked as a subordinate lien on your property. This is the "silent" part: it has no interest and requires no monthly payments. Generally, this amount is capped at 25% of your unpaid principal balance. However, if your financial hardship started during the COVID-era (between March 2020 and May 2025), that cap can be as high as 30%.

6. Repayment happens later

The final step is the eventual repayment of that silent lien. You don't need to worry about it today or tomorrow. It only becomes due when you reach the end of your mortgage, sell the property, or decide to refinance your main VA loan.

Key Rules You Need to Know

To keep this program effective and fair, the VA has set a few clear boundaries:

• Primary Residence Only: This program is for the home you live in. It cannot be used for investment properties, second homes, or rentals.
• One Per Loan: Generally, you are limited to one partial claim over the life of your loan. If you used a partial claim during the COVID-era, you may have already used your "one," though exceptions are sometimes made for major disasters.
• Fills the VASP Gap: You might remember the VA Servicing Purchase (VASP) program. That program ended on May 1, 2025. The Partial Claim Program is the formal replacement intended to be a long-term solution.
• Implementation Deadlines: While the program opened for submissions on June 15, 2026, mortgage lenders have until November 28, 2026, to fully implement all the internal systems to handle these claims.

Why This Helps You

The biggest advantage of the Partial Claim Program is protection. In the past, if you had a 3% interest rate and fell behind, a loan modification might have bumped you up to a 6.5% or 7% rate just to "help" you get current. That could add hundreds of dollars to your monthly payment, making it even harder to stay afloat.

The Partial Claim Program preserves your original VA loan rate and term. It ignores the market fluctuations and focuses on getting you back on your feet with the payment you originally agreed to.

Other Available Options

While the Partial Claim Program is a powerful tool, it isn't the only one. The VA offers several other paths depending on your specific situation:

• Repayment Plans: If you can afford a little extra each month to catch up.
• 30 or 40-year Modifications: Changing the length of the loan to lower the payment.
• Disaster Modifications: Specifically for those affected by natural disasters.

If you are struggling and aren't sure which way to turn, the VA has a dedicated line for you. Call 877-827-3702 and select option 6 to speak with a VA loan technician.

How Operation T.A.G. Can Help

At Operation T.A.G. (Tangible Act of Gratitude), we are a 501(c)(3) non-profit project dedicated to supporting military families in their journey toward homeownership. While we aren't the ones processing your Partial Claim, we are here for you when you are ready for your next move.

Our flagship program, the Hometown Hero Credit, provides military families: including active duty, veterans with honorable discharge, and Gold Star spouses: with a 2% credit up to $21,000 to help them purchase or refinance a home.

If the Partial Claim Program helps you stay in your home today, but you eventually want to refinance to a lower rate or move to a new home in the future, we want to be your partner. Here is how our 2% credit up to $21,000 works:

• It is calculated on the loan amount, not the sales price.
• It can be used to pay closing fees, buy down your interest rate, or pay real estate agent fees.
• In some cases, it can even be used to pay down debt to help you qualify for your VA loan.
• It cannot be used for a down payment (though VA loans generally don't require one!) or for non-loan purposes.

We are fully funded, which means the real estate agents we partner with keep 100% of their commission, making it a "no-brainer" for them to help you. Our mission is to do more than just say "Thank you for your service." We want to provide tangible financial support.

One military family at a time, we are working to build a legacy of gratitude. If you're ready to learn more about the resources available to you, visit our Resources Page or check out our main site at OperationTAG.org.

Stay strong, and know that there are programs designed to keep your front door open.

---

Brett Stacy
National Director & Founder of the Hometown Hero Credit
A program of Operation T.A.G. (Tangible Act of Gratitude)
501(c)(3) non-profit project of HDCF

Contact Information:
Websites: www.OperationTAG.org and www.HometownHeroCredit.com
Phone: 760-456-8748 (24-hour Information Line)