Every Figure Here Names Its Source, and We Publish What We Left Out
Program and regulatory figures verified October 10, 2026. Details change; confirm your scenario with us.
The sourcing rules are the product here. If a figure is on this site we read it somewhere we can name; if we could not, it is in the omissions list below.
Who you reach
Mike Certo, NMLS #260555, with Cornerstone First Mortgage, NMLS #173855. Direct: (480) 296-6513 · mcerto@cfmtg.com.
We are a lender. We are not affiliated with the U.S. Department of Veterans Affairs, the Missouri Veterans Commission, the Missouri Department of Revenue, any county assessor, or any government agency.
★ Where the figures come from
| Claim | Source | Verified |
|---|---|---|
| ★★ The exemption reaches former prisoners of war only; the void clause | Mo. Const. art. X, § 6, read at the constitution | 2026-10-10 |
| ★★ New transfer taxes barred; adopted 2 November 2010 | Mo. Const. art. X, § 25 | 2026-10-10 |
| Credit eligibility, the veteran limb, and the 137.106 disqualifier whose target the Revisor records as repealed in 2018 | RSMo 135.010 | 2026-10-10 |
| $1,550 / $1,055 caps and CPI-U Midwest indexing | RSMo 135.025, as amended by H.B. 594 & 508 | 2026-10-10 |
| Income limits $38,200 to $48,000; the $14,300 base; the 2% phase-out | RSMo 135.030 | 2026-10-10 |
| ★★ Bill status — proposal, not law | SJR 88, Missouri Senate bill tracking | 2026-10-10 |
| $832,750 across 115 jurisdictions, including St. Louis City | FHFA conforming-loan-limit data county file, parsed | 2026-10-10 |
| Funding fee 2.15%/3.3%/1.5%/1.25%/0.5% and all five exemptions | VA funding-fee page | 2026-10-10 |
| Full entitlement, "no loan limit", $36,000 basic entitlement, 25% guaranty | VA loan-limits page, verbatim | 2026-10-10 |
| 25 Missouri metros, 24 up, Branson -0.2% | Zillow ZHVI metro file, Aug 2026, parsed | 2026-10-10 |
★ A note on Missouri specifically: the Revisor serves both the statutes and the constitution as plain server-rendered pages, so the entire legal spine on this site is readable by a machine as well as a person. That is not true of every state we build for.
★★★ The distinction this site is built around
Enacted law is what the constitution or the Revised Statutes say today. Introduced legislation is a proposal.
★★★ Missouri makes this unusually easy to get wrong, because joint resolutions extending the veteran property-tax exemption have been introduced in four of the last five sessions and their summaries read exactly like descriptions of current law. We name every one as a proposal, with its status and the date we checked. The page that does it.
★★ What we deliberately did not publish
- ★★ A dollar figure for anyone's property tax credit. RSMo 135.030 gives a formula and a Director of Revenue table in $25 tax and $495 income increments, not an answer. The formula
- ★★ Any claim that a general disabled-veteran exemption exists or is imminent. We publish the law as it stands and the proposals' status with a date.
- ★★ Any installation headcount or economic impact. Every military host is closed to crawlers and we read none at a primary source. Fort Leonard Wood, Whiteman, Rosecrans and Jefferson Barracks are named; the housing figures beside them come from the metro row, not the base.
- ★ Nothing, now. We first omitted the surviving-spouse question saying the constitutional text did not address it. It is published: the Missouri State Tax Commission Assessor Manual says the exemption does not apply to the widow or widower of a qualifying applicant. Corrected, with the proof requirements published alongside it. The page
- ★ Any county recording-fee schedule. County-administered; we publish the constitutional transfer-tax position and stop.
- ★ A precise Missouri veteran count. Not read at a primary source this pass.
- ★ VA residual-income thresholds. Policy, not availability, the authority is VA Pamphlet 26-7, Chapter 4 on KnowVA and we decline to republish underwriting tables that change. The detail
- ★ A link to the Zillow Research landing page. That host returns 403 to every user-agent we tried, so we name the dataset in text rather than linking something a reader cannot open.
★ That list is the point. A site with no omissions list has either read everything or quietly filled the gaps.
★ What this site never publishes
No interest rates, no APRs, no monthly payment figures, no payment examples. Not a style choice, advertising a rate pulls in disclosure requirements this site is not built to carry, and a stale rate is worse than none.
Related sites
We publish state-specific VA guides because county loan limits, state veteran property-tax relief, the installations driving each market and the housing stock around them differ by state. Ohio VA Loan Experts covers a state that gives a disabled veteran a $58,000 homestead reduction with no income test, written nothing like Missouri's. The two compared.
Compliance
This is not a commitment to lend. Loans are subject to buyer and property qualification. Equal Housing Lender. Cornerstone First Mortgage, NMLS #173855. Mike Certo, NMLS #260555.
Corporate: Cornerstone First Mortgage, Inc., 2650 Camino del Rio N, Suite 100, San Diego, CA 92108.
Frequently asked questions
Who runs Missouri VA Loan Experts?
Mike Certo, NMLS #260555, with Cornerstone First Mortgage, NMLS #173855. We are a lender and are not affiliated with the Department of Veterans Affairs, the Missouri Veterans Commission, the Missouri Department of Revenue, any county assessor or any government agency.Where does this site get its Missouri figures?
The legal claims are read at the Missouri Revisor of Statutes, covering article X sections 6 and 25 of the constitution and sections 135.010, 135.025 and 135.030 of the Revised Statutes. Loan limits come from the parsed FHFA 2026 county file, VA mechanics from the VA's own pages quoted verbatim, and metro values from the Zillow metro file for August 2026.How does this site tell enacted law from proposed legislation?
By looking for the benefit in the enacted constitution or statute rather than in a bill, and by naming every proposal as a proposal with its status and the date it was checked. Missouri makes this important because joint resolutions extending the veteran exemption have been introduced in four of the last five sessions.Does this site publish mortgage rates?
No. There are no interest rates, APRs, payment figures or payment examples anywhere on this site.Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about VA home loan financing, not a loan commitment and not legal, tax or financial advice. Cornerstone First Mortgage is a private lender and is not affiliated with, endorsed by or acting on behalf of the U.S. Department of Veterans Affairs or any government agency. VA entitlement, funding-fee exemption and disability ratings are determined by the U.S. Department of Veterans Affairs. Missouri's property tax exemption for former prisoners of war is established by article X, section 6 of the Missouri Constitution, and the Missouri Property Tax Credit is governed by sections 135.010 to 135.030 of the Revised Statutes of Missouri and administered by the Missouri Department of Revenue, not by Cornerstone. Proposed constitutional amendments described on this site are proposals and are not law. Figures here carry the date we verified them against primary sources. All loans are subject to borrower, property and program qualification.