PCS orders
Orders to Hampton Roads? Start your pre-approval before you report. Your orders help document the move, and we plan the closing around your timeline.
For veterans, active duty, Guard and Reserve
Your benefit. Your move.
- 0% down for eligible buyers, with no monthly mortgage insurance
- PCS orders? We plan your purchase around your report date
- BAH counts as income, and the funding fee may be waived
Based in Hampton Roads, serving all of Virginia
Reply within 1 business day
Thank you. We'll be in touch.
A loan officer will reach out within one business day. Have your DD-214, statement of service or PCS orders handy if you have them. Want to talk sooner? Call (757) 573-0940.
For every branch
- Army
- Navy
- Air Force
- Marine Corps
- Coast Guard
- Space Force
- National Guard
- Reserve
- Surviving spouses
Based in Hampton Roads, near Naval Station Norfolk, NAS Oceana, Joint Expeditionary Base Little Creek-Fort Story, Joint Base Langley-Eustis, Norfolk Naval Shipyard and Coast Guard Base Portsmouth.
Built around military life
Orders change. Your plan shouldn't.
Civilian mortgage advice assumes you stay put. Military life doesn't. Here's how we plan for the parts nobody explains.
BAH and BAS
Your housing and food allowances count as income. We read your LES line by line, so every dollar you earn shows up in what you qualify for.
Deployed at closing
A specific power of attorney can let your spouse sign for you. We set it up early, not the week of closing.
Your next PCS
Orders move you again? You can keep the house as a rental and may be able to buy again with your remaining entitlement. Depending on what's left, the next one may need a down payment.
The fine print
Three VA rules nobody explains.
You know you have a benefit. These are the details that change your payment and your cash to close.
The funding fee
A one-time fee, not a monthly one. On a first-use purchase with less than 5% down it's 2.15% of the loan, and it can be rolled into the loan. You may not pay it at all if you:
- Receive VA compensation for a service-connected disability
- Received a Purple Heart while on active duty
- Are a surviving spouse receiving Dependency and Indemnity Compensation (DIC)
Entitlement
Entitlement is how much the VA will guarantee. With full entitlement there's no VA loan limit. And it isn't one-and-done: you can use your benefit again.
Residual income
VA checks how much money you have left each month after the big bills. The amount depends on family size and region. It's a safety check, and we run it before you shop.
How it works
Three steps to a real number.
Tell us about your service
A short call. We can usually pull your Certificate of Eligibility for you. Have your DD-214, statement of service or orders handy.
Get your numbers
Payment, funding fee, residual income and cash to close, with your BAH counted. All of it, in writing.
Shop with confidence
Your pre-approval letter goes to your agent. We stay on call through closing, wherever you're stationed.
Brian is Awesome!! My wife and I would like to personally Thank You, We were able to become first time home buyers. … His favorite line was “NO WORRIES” he kept us very informed. With Brian and his team on your side, There is NO WORRIES.
Military buyer questions
Quick answers. Call us for the long ones.
Can I buy before I PCS to Hampton Roads?
Often, yes. With orders in hand, you can start your pre-approval early. The VA expects you to move in within a reasonable time after closing, usually 60 days. If you're deployed, a spouse living in the home can meet that requirement.
Does BAH count toward qualifying?
Yes. BAH and BAS count as income. Because they aren't taxed, they can carry extra weight when we figure out what you qualify for.
Do National Guard and Reserve members qualify?
Many do. Eligibility depends on your service history, such as years in the Selected Reserve or qualifying active-duty time. We check it when we pull your Certificate of Eligibility.
Can I use my VA loan more than once?
Yes. Your entitlement can be restored after you sell and pay off a VA loan, and in some cases you can have more than one VA loan at a time. The funding fee is higher for subsequent use unless you're exempt.
Is there a minimum credit score for VA?
The VA doesn't set one. We'll tell you exactly where you stand after one conversation.
Does 0% down mean no cash at closing?
Not always. You may still have closing costs, prepaid taxes and insurance, and an earnest money deposit. Seller credits can cover some of it. We plan the full cash to close before you make an offer.
Use your benefit with a plan.
Talk to a Hampton Roads loan officer who works VA loans every week.