Loan program

VA Loans in NC, SC & GA

If you are an eligible veteran, active-duty service member, Guard or Reserve member, or qualifying surviving spouse, the VA loan is one of the strongest benefits you have earned. Zero down, no monthly mortgage insurance, and flexible credit guidelines. The Carolinas and Georgia are home to major military communities, and I help service members buy near base and far from it.

See how this compares to the other programs

How it works

How it works.

VA loans are made by private lenders and partly guaranteed by the Department of Veterans Affairs, which lets lenders offer $0 down and no monthly mortgage insurance. You will need a Certificate of Eligibility (COE), which confirms your entitlement based on your service. The home must be your primary residence and meet VA minimum property requirements through a VA appraisal. Instead of mortgage insurance there is a one-time funding fee, which can be financed into the loan.

The VA funding fee and who is exempt

The funding fee is a percentage of the loan that depends on your down payment and whether you have used your VA benefit before. It helps keep the program running without monthly insurance. You can pay it at closing or finance it.

Many borrowers do not pay it at all. The VA exempts veterans receiving compensation for a service-connected disability, those eligible for compensation but receiving retirement or active-duty pay instead, surviving spouses receiving Dependency and Indemnity Compensation, and active-duty service members who received the Purple Heart. If you have a pending disability claim, a rating issued before closing can matter, so tell me early.

Residual income, not just debt ratio

VA underwriting looks at residual income: how much money is left each month after your housing payment, debts, and estimated living costs, based on family size and region. That is one reason VA can approve borrowers whose debt-to-income ratio looks high on paper. It also protects you from being stretched too thin.

Entitlement, second use, and no loan limit

With full entitlement, there is no VA loan limit, although you still need to qualify for the payment. If you have an active VA loan or used entitlement that was not restored, the county conforming limit affects how much you can borrow with $0 down. You can use your VA benefit more than once, and entitlement can be restored after you sell and pay off a prior VA loan.

Step by step

How the process works, start to finish.

1. 1

   Get your COE

   I can request your Certificate of Eligibility through the VA system in most cases, often in minutes.

2. 2

   Pre-approval

   We review credit, income, and residual income, and confirm funding fee status if you have a disability rating.

3. 3

   Shop and write a strong offer

   VA offers compete well with a clear pre-approval and an agent who knows how to present them.

4. 4

   VA appraisal

   A VA-assigned appraiser checks value and minimum property requirements. If value comes in low, there is a formal reconsideration process.

5. 5

   Underwriting and closing

   The underwriter clears conditions, and you close with a local closing attorney.

FAQ

Common questions: VA.

• Do I really put nothing down on a VA loan?

  For most eligible buyers with full entitlement, yes, $0 down. We confirm your entitlement with your Certificate of Eligibility.

• Is there mortgage insurance on a VA loan?

  No monthly mortgage insurance. There is a one-time funding fee, which is waived if you receive VA compensation for a service-connected disability, among other exemptions.

• Who is exempt from the VA funding fee?

  Veterans receiving VA compensation for a service-connected disability, those eligible for compensation but receiving retirement or active-duty pay instead, surviving spouses receiving Dependency and Indemnity Compensation, and active-duty Purple Heart recipients.

• What credit score do I need for a VA loan?

  The VA does not set a minimum score. Lenders set their own, often somewhere around 580 to 620. Because I can shop many lenders, a score that one lender turns down may work with another.

• Is there a limit on how much I can borrow with a VA loan?

  With full entitlement, there is no VA loan limit, though you still need to qualify for the payment. If part of your entitlement is in use, the county conforming limit affects your $0 down maximum.

• Can I use my VA loan benefit more than once?

  Yes. You can use it again after selling and paying off a prior VA loan, and in some cases you can have two VA loans at once with remaining entitlement.

• Can a surviving spouse get a VA loan?

  Certain surviving spouses are eligible, including many whose spouse died in service or from a service-connected disability and who have not remarried (with some exceptions). The COE confirms eligibility.

• Can the seller pay my closing costs on a VA loan?

  Yes. Sellers can pay normal closing costs, plus VA-defined concessions up to 4% of the home's value for things like prepaid items or paying off buyer debts.

Sources: VA Lender's Handbook (Pamphlet 26-7); VA.gov funding fee and closing costs guidance; VA Home Loan Guaranty Buyer's Guide.

Last reviewed September 2026 by Keith Lopez, NMLS #2814077.

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