PCS orders to Fort Liberty on your mind and wondering if you can buy with little to no money down? You’re not alone. Many service members and veterans in 28307 want a simple, confident path to a VA loan without surprises during a tight move window. In this guide, you’ll learn who qualifies, how to secure your Certificate of Eligibility, what the funding fee and closing costs look like, how VA differs from other loans, and the exact steps to get preapproved fast in Cumberland County. Let’s dive in.
Who qualifies for a VA loan
Most Fort Liberty buyers fall into one of these groups:
- Active-duty service members
- Veterans
- Certain National Guard or Reserve members
- Some surviving spouses
Eligibility depends on your service status, length and type of service, and discharge characterization. Surviving spouses may qualify in specific circumstances. The exact rules vary by era and component, so your situation is case-specific. If you’re unsure, start with your Certificate of Eligibility to confirm your benefit.
Get your Certificate of Eligibility
Your Certificate of Eligibility (COE) tells a lender that you have VA home loan entitlement. It is required to underwrite a VA loan.
How to obtain your COE:
- Apply online. For many borrowers, the fastest route is through the VA’s online portals. Review steps on the VA’s COE page for details and login options.
- Ask a lender to assist. Many VA-experienced lenders can request your COE for you.
- Apply by mail. If online access is not possible, you can submit documents by mail.
For instructions and required documents, review the VA’s guidance on how to get a COE. The VA explains what you need, including a DD214 for veterans or a current statement of service for active duty, along with Guard or Reserve forms as applicable.
Helpful resource: See the VA’s overview of the home loan program for current process details.
- VA Home Loans overview: VA home loan benefits and process
- How to get a COE: VA Certificate of Eligibility instructions
Entitlement, limits, and down payments
Your entitlement is the portion of the loan the VA guarantees. With full entitlement, many buyers can purchase with 100 percent financing. Since 2020, buyers with full entitlement generally do not have county-based VA loan limits for purchases without a down payment. That means your price ceiling is more about what you can qualify for and any lender-specific rules.
If you have an existing VA loan that you have not paid off, or entitlement tied up in another property, you may need a down payment. Lender overlays can also apply. Some lenders set their own minimum credit scores or debt-to-income thresholds. Ask each lender to explain their overlays so you can compare approvals and terms.
VA loan costs to expect
VA funding fee basics
The VA funding fee is a one-time charge that helps keep the program running. You can pay it at closing or roll it into your loan. The amount depends on whether this is your first or subsequent use of the benefit, your down payment, and whether you are purchasing or refinancing.
Important: The funding fee is waived for veterans with a qualifying service-connected disability and for some surviving spouses. Fee percentages can change, so confirm current figures with your lender and the VA.
- Learn more: VA funding fee and closing costs
Closing costs and seller concessions
VA loans limit certain borrower-paid fees and allow seller-paid costs within program rules. In our area, it is common to negotiate seller-paid closing costs or concessions, but what a seller can pay is limited and specific. Your lender and agent will confirm what is permitted in your transaction.
Other common costs include the VA appraisal, title and recording fees, prepaid taxes and insurance, and any repairs required by the appraisal before closing. Lenders should provide a Loan Estimate so you can compare fees.
How VA loans differ from other options
Key VA advantages
- No monthly private mortgage insurance even with low or no down payment
- Typically competitive interest rates as lenders compete for VA borrowers
- 100 percent financing is common with full entitlement
- VA loans are assumable with lender and VA approval, which can help when rates are higher
Requirements unique to VA
- VA appraisal with Minimum Property Requirements. The VA appraisal looks at value and basic habitability. Safety, soundness, and sanitation issues often must be corrected before closing.
- Occupancy certification. VA loans are for primary residences. You must intend to occupy the home.
- Condo approval. The condominium project must be VA-approved for a unit to qualify. Not every condo in Fayetteville is on the VA-approved list, so verify early.
For general rules and updates, see the VA’s program hub: VA home loan benefits and process.
VA vs FHA vs conventional
- FHA loans require both upfront and annual mortgage insurance and may accept some property conditions differently than VA. Loan limits vary by county.
- Conventional loans usually require a down payment and private mortgage insurance if you put less than 20 percent down. Underwriting standards differ by lender.
If you’re comparing programs, the Consumer Financial Protection Bureau has plain-language guidance: What is a VA loan?
Your step-by-step plan for Fort Liberty buyers
- Gather service proof and IDs
- DD214 for veterans, a statement of service for active duty, and Guard or Reserve paperwork if applicable.
- Government-issued ID, Social Security number, and recent pay information.
- Request your COE
- Apply online, ask your lender to obtain it, or submit by mail with required documents. Start this early to avoid delays.
- Shop VA-experienced lenders
- Compare at least two or three lenders familiar with Fort Liberty moves and Cumberland County properties.
- Ask about overlays, turnaround times for VA appraisals, and recent VA closings in 28307.
- Request Loan Estimates to compare rates, fees, and total cash to close.
- Get prequalified, then preapproved
- Be ready to provide pay stubs, W-2s or tax returns, bank statements, and your COE.
- A solid preapproval strengthens your offer and helps you set a realistic search budget.
- Work with a VA-savvy real estate agent
- Choose a local agent who regularly handles VA transactions and PCS timelines. You want someone who understands VA appraisals, occupancy rules, and condo approvals.
- Plan for timing flexibility around orders, lease wrap-ups, and closing dates. Your agent can help build the right contingencies into your contract.
- Target the right homes
- Focus on properties likely to meet VA Minimum Property Requirements. Look out for obvious safety or habitability issues early.
- If you want a condo, confirm the project is on the VA-approved list before writing an offer. Use the VA’s resource to understand the approval step: VA condo approval basics
- Go under contract and finalize
- Your lender orders the VA appraisal and completes underwriting.
- If the appraiser requires repairs, work with your agent to negotiate and schedule fixes.
- Clear final conditions and close on time.
Timing tips for PCS moves in 28307
- Align your closing and move-in with your orders to avoid extra storage or lodging costs.
- Use clear contingency language to manage delays related to orders or repairs.
- Tap installation and military resources for planning help: Military OneSource moving hub
Myths and pitfalls to avoid
- Myth: You need perfect credit. Fact: The VA does not set a single minimum score. Lenders have their own overlays, and they consider your full profile.
- Myth: You can’t buy a condo with VA. Fact: You can if the project is VA-approved. Verify approval early to save time.
- Myth: VA loans are only for first-time buyers. Fact: You can use the benefit again. Your funding fee and entitlement status may change on subsequent uses.
- Myth: VA appraisal equals a home inspection. Fact: The VA appraisal checks value and basic habitability. Always get a separate home inspection.
- Myth: The funding fee always makes VA more expensive. Fact: Many buyers still save because there is no monthly PMI. The fee can be financed or waived for eligible borrowers with service-connected disabilities.
Common pitfalls:
- Waiting to confirm condo approval. Mitigation: Check approval status before making an offer or include a condo-approval contingency.
- Surprises from appraisal-required repairs. Mitigation: Work with an agent and inspector who understand VA MPRs and can flag issues early.
- Not comparing lenders. Mitigation: Shop multiple VA-experienced lenders and review Loan Estimates side by side.
Ready to buy near Fort Liberty?
You do not have to figure this out alone. With clear steps, the right lender, and a local VA-savvy agent, you can go from COE to keys on a PCS timeline. If you want practical guidance tailored to Fayetteville, 28307, and the surrounding neighborhoods, let’s talk. Schedule a free consult, map your timeline, and start your preapproval.
Have questions or want a local game plan? Connect with Stacey Prevette for help aligning your VA loan, property search, and PCS dates.
FAQs
What’s the first step to use a VA loan near Fort Liberty?
- Request your Certificate of Eligibility and speak with a VA-experienced lender to confirm your entitlement and start preapproval.
Does a VA loan always require a down payment?
- Not with full entitlement in many cases; if you have remaining or partial entitlement from a prior VA loan, a down payment may be needed based on lender rules.
Who pays closing costs on VA loans in North Carolina?
- VA allows seller-paid costs within program limits, and certain borrower-paid fees are restricted; what the seller can cover is negotiated in your contract.
Can I buy a condo in Fayetteville with a VA loan?
- Yes, if the condominium project is VA-approved; verify early using the VA’s resource on condo approval basics.
Do VA appraisals replace home inspections?
- No; the VA appraisal checks value and habitability standards, but you should still order a separate professional home inspection.
How do PCS orders affect my closing timeline in 28307?
- Coordinate your target closing and occupancy with your orders, use appropriate contingencies, and work with a local VA-savvy team to keep the schedule on track.
