VA Loans in Columbia, SC
Fort Jackson, the Army's largest basic training installation, keeps VA financing in constant use across the Midlands. Columbia's prices are among the more attainable of the South Carolina markets I serve, which means VA's $0 down structure often produces a payment that is comfortable, not just approvable. The planning work is mostly about timing around PCS dates and choosing between Richland and Lexington County addresses.
Rather talk now? Call (480) 636-6573 or text Keith. Reviewed by Keith Lopez, NMLS #2814077 · Updated September 2026
Quick answer
Is a VA loan a good fit near Fort Jackson?
For eligible buyers, often yes. VA offers $0 down and no monthly mortgage insurance, and Columbia's $280,000 median keeps payments more manageable than in the coastal markets. The one-time funding fee is about $6,020 on a $280,000 first-use loan with $0 down, and it is waived for veterans receiving VA disability compensation.
VA in Columbia, by the numbers.
Last reviewed: September 2026
- VA loan limit with full entitlement
- None
- You still need to qualify for the payment.
- 2026 conforming limit, Richland County
- $832,750
- Shapes your $0 down maximum if part of your entitlement is in use.
- Columbia median sale price
- $280,000
- Redfin, August 2026.
- First-use funding fee, under 5% down
- 2.15%
- About $6,020 on a $280,000 loan. Waived with VA disability compensation.
- Median days on market
- 36
- Redfin, August 2026.
Limits, fees, and market figures come from the sources listed below as of the date shown and change over time. Down payment figures are estimates, not a loan offer.
What is different about VA in Columbia.
VA math at Midlands prices
On Columbia's $280,000 median, FHA's 3.5% down would be about $9,800 and a 3% conventional loan about $8,400. VA can be $0 down with no monthly mortgage insurance. The funding fee is the main cost to plan for: 2.15% on first use with less than 5% down, which can be financed into the loan, or $0 if you receive VA disability compensation.
If you still own a VA-financed home from another duty station, part of your entitlement is in use and the $832,750 county conforming limit helps set your $0 down maximum. At Columbia's price points, that math often still works, but it is specific to your COE, so I calculate it before you shop.
Fort Jackson timelines
PCS and report dates do not move, so the loan timeline has to fit them. Columbia homes sold in a median of 36 days in August 2026, which is quick enough that a buyer without a full pre-approval can lose a house while collecting documents.
I request your Certificate of Eligibility at the start, gather your LES or DD-214 and income documents early, and set the contract timeline around the VA appraisal and your report date. If you are buying from out of state, I coordinate with your agent and closing attorney so you can sign with confidence.
Richland or Lexington County, and rivers
Buyers stationed at Fort Jackson often compare Forest Acres and Northeast Columbia in Richland County with Lexington County suburbs like Irmo, Lexington, and Chapin. Both counties share the same $832,750 conforming limit, so the decision comes down to taxes, commute, schools, and the house.
Most of the metro is not in a flood zone, but homes near the Congaree, Broad, and Saluda rivers and along Gills Creek can be. Flood insurance counts in your VA payment and residual income, so I check the zone on every address.
Help that can pair with VA in Columbia
SC Housing is headquartered in Columbia, and its programs work with VA loans statewide through participating lenders. With VA already at $0 down, the help usually goes toward closing costs.
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Chenoa Fund (FHA down payment assistance)
The Chenoa Fund, from CBC Mortgage Agency, is the down payment assistance I can place, but it pairs only with an FHA 30-year fixed first mortgage, so it applies here only if FHA ends up fitting you better than VA. It covers 3.5% or 5% of the sales price or appraised value, whichever is less, with no income limits, and its forgivable option is forgiven after three years of on-time payments. In South Carolina, the minimum assistance amount is $5,000. Program terms and availability change with market conditions, so I confirm current terms for your file before you count on it.
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Palmetto Home Advantage (SC Housing)
0%, 3%, or 4% of the total first mortgage, including a financed funding fee, as a 10-year forgivable second mortgage with no payment. It works with VA, has no first-time buyer requirement, needs a 640 score, and has a $140,000 borrower income limit. On a $280,000 VA loan, 3% is about $8,400 toward closing costs and prepaids. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it.
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SC Housing Homebuyer program
$10,000 of assistance as a 15-year forgivable second mortgage, with county-based income limits and a $450,000 home price limit that covers most Columbia purchases. First-time buyer rules generally apply, with exceptions in targeted areas, and it is worth comparing with Palmetto Home Advantage. It is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it.
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Seller-paid costs under VA rules
VA allows sellers to pay normal closing costs without a cap, plus concessions such as the funding fee or prepaid insurance up to 4% of the home's reasonable value.
Learn more →
Assistance programs are run by state agencies, local governments, and program sponsors like CBC Mortgage Agency (the Chenoa Fund), and their amounts, limits, and funding can change or pause without notice. State agency programs are offered only through participating lenders, and I confirm participation for your file before recommending one. See the full South Carolina down payment assistance guide .
How I help Columbia buyers with VA.
I start with your COE and funding fee status, then build a budget around the payment you want, not the largest number VA will approve. Residual income matters on VA loans, and I would rather you have room each month than stretch to the maximum.
Working through NEXA Mortgage, I can compare VA pricing across 300+ lenders, and I keep your agent and closing attorney updated so a PCS deadline never catches anyone off guard.
Keith Lopez, NMLS #2814077
VA Loans in Columbia, answered straight.
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Can I use a VA loan near Fort Jackson with $0 down?
Yes, if you are eligible and have full entitlement. VA offers $0 down with no monthly mortgage insurance on a primary residence. You still need to qualify for the payment and meet residual income guidelines.
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How much is the VA funding fee on a Columbia home?
Per VA.gov, 2.15% on first use with less than 5% down, 3.3% after first use, 1.5% with 5% or more down, and 1.25% with 10% or more. On a $280,000 first-use loan with $0 down, that is about $6,020, and it can be financed. Veterans receiving VA disability compensation are exempt.
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Is there a VA loan limit in Richland or Lexington County?
Not with full entitlement. If part of your entitlement is in use, the 2026 conforming limit of $832,750, which applies in both counties, helps determine your $0 down maximum.
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Do disabled veterans pay property taxes in Columbia?
South Carolina exempts the home and up to five acres of a veteran who is totally and permanently disabled from a service-connected disability, per the SC Department of Revenue. You need the 4% legal residence approval from the county assessor first, then apply with a certificate from the VA or your county veterans service officer.
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Can I use SC Housing assistance with a VA loan in Columbia?
Palmetto Home Advantage offers VA options, and with VA's $0 down the assistance usually goes toward closing costs and prepaid items. It requires a 640 score and is offered only through participating lenders, so I confirm whether one of my wholesale lenders participates before recommending it.
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How do you handle a VA purchase on a PCS timeline?
I request your COE on day one, collect documents early, and set the contract dates around the VA appraisal and your report date. Timelines depend on the appraisal, title, and underwriting, so I plan with a cushion rather than promise a date.
Official sources
- VA.gov: VA funding fee and loan closing costs (funding fee chart, exemptions, 4% seller concession cap)
- FHFA: Conforming loan limits (2026 conforming limit)
- SC Department of Revenue: Veterans property tax exemptions (home and up to five acres for totally and permanently disabled veterans)
- Chenoa Fund (CBC Mortgage Agency) (official program site; I confirm current terms for your file)
- SC Housing: Palmetto Home Advantage (0%, 3%, or 4% assistance with conventional, FHA, VA, or USDA)
- SC Housing: 2026/2027 Income and Home Price Limits (PDF) ($140,000 Palmetto limit, county Homebuyer limits, $450,000 price limit)
- Redfin: Columbia housing market (median sale price, August 2026)
Related guides and tools
Articles on VA for Columbia buyers
- Loan Programs Modular Home Loans in South Carolina: FHA, USDA, VA, and Conventional Options Explained Modular homes in South Carolina are built to state building code and financed like site-built homes. Here is how FHA, USDA, VA, and conventional programs approach modular construction, from completed homes to construction-to-permanent loans.
- Loan Programs Manufactured Home Loans in NC and SC: FHA, VA, USDA, and Conventional Financing Explained Financing a manufactured home in North Carolina or South Carolina involves specific rules around foundations, HUD tags, and property titling. Here is how FHA, VA, USDA, and conventional programs approach manufactured housing.
- Loan Programs VA Loan Entitlement in South Carolina: What First-Time Buyers Need to Know VA loan entitlement lets eligible South Carolina veterans buy a home with no down payment and no VA-imposed loan limit. Here is how it works for first-time buyers in Charleston and Greenville.
Ready to talk through VA for your Columbia purchase?
One free, no-pressure Mortgage Strategy Session. Your options, your numbers, your next step, talked through clearly for buying in Columbia, SC.
Call (480) 636-6573 · Text Keith
Program eligibility, guidelines, and pricing are set by the applicable investor, agency, or program and are subject to change without notice. Not all applicants will qualify. This information is for educational purposes only and is not a commitment to lend.
Let's talk through your Columbia options.
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Keith Lopez, NMLS #2814077 | NEXA Mortgage, LLC, NMLS #1660690 | Licensed in NC, SC & GA | Equal Housing Opportunity