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VA Purchase Loans | Georgia

VA Home Loans for Veterans and Service Members Across Georgia

A VA loan is a mortgage guaranteed in part by the U.S. Department of Veterans Affairs that eligible Veterans, active duty service members, and certain surviving spouses can use to buy a primary residence, often with no down payment and no monthly mortgage insurance. Our team helps VA borrowers use this benefit for a first home, a next home, or a home purchased while keeping the one they already own.

Based in Atlanta. Serving VA buyers across Georgia.

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Find Your Situation

What Are You Trying to Figure Out?

This page covers a lot of ground. Jump straight to the part written for you.

Buying My First Home

Down payment, mortgage insurance, and what first time VA buyers plan for.

I Already Have a VA Loan

Repeat use, remaining entitlement, and holding two VA loans at once.

I Want to Keep My Current Home

When a former VA home may become a rental while you buy your next one.

I Have a Service Connected Disability

Funding fee exemption and Georgia property tax considerations.

I Am PCSing to Georgia

Starting the mortgage remotely before your report date.

I Am Self Employed

How business income is documented for a VA loan.

The Honest Picture

VA Loan Benefits and Trade Offs

Benefits

Eligible borrowers with sufficient entitlement may be able to buy with no down payment
No monthly private mortgage insurance, which can lower the monthly payment compared with low down payment alternatives
No prepayment penalty if you pay the loan off early
The benefit is reusable. It is not a one time program
Funding fee exemptions may apply for certain Veterans with service connected disabilities
Seller paid closing costs and concessions are permitted within VA limits

Trade Offs

A VA funding fee usually applies unless you qualify for an exemption, and it affects total loan cost
The home must generally become your primary residence, so pure investment purchases do not fit
The VA appraisal includes minimum property requirements that some homes will not meet without repairs
Qualification still depends on credit, income, and underwriting. Eligibility is not approval
Using entitlement on one home can affect the down payment picture on the next one

No loan program is best for everyone. The right answer comes from your complete situation, and our team will tell you plainly when a different program serves you better.

Starting Out

Buying Your First Home With a VA Loan

Can a first time homebuyer use a VA loan? Yes. There is no rule requiring you to have owned a home before, and for many eligible first time buyers the VA loan is a strong option worth reviewing first.

VA loans are not a first time buyer program, and they are not limited to first time buyers either. They are a service earned benefit that directly addresses two of the most common hurdles first time buyers face: the down payment and the monthly cost of mortgage insurance. Eligible borrowers with sufficient entitlement may be able to purchase with no down payment, and VA loans carry no monthly private mortgage insurance regardless of how much you put down.

How much money do you need to buy a house with a VA loan? Often less than buyers expect, but rarely zero. Even with no down payment, buyers typically still plan for closing costs, prepaid items like taxes and insurance, the earnest money deposit, and the VA funding fee unless an exemption applies. The closing costs section further down covers what can be negotiated to the seller.

What should you do first? Confirm your eligibility. Your Certificate of Eligibility, called the COE, is the document that shows the VA benefit you have available. Our team can help you request it, and pulling it early prevents surprises later.

The first time buyer path in plain order:

Confirm eligibility and request your COE
Get preapproved so you know your realistic price range
Shop for the home with your agent
The VA appraisal checks value and minimum property requirements
Underwriting reviews credit, income, and assets
Close and move in as your primary residence

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Eligibility Is Not Approval

How VA Loan Qualification Actually Works

VA eligibility and mortgage approval are two different things. Your Certificate of Eligibility confirms you earned the VA benefit. Qualification is the separate review of whether the mortgage itself can be approved. You need both, and here is what that second review actually weighs.

Credit history

The VA does not set a minimum credit score. Lenders set their own credit requirements, so what matters is how your credit profile fits the requirements that apply to your file.

Stable, reliable income

Underwriting looks for qualifying income that is stable, reliable, and likely to continue, documented in the way your income is actually earned.

Monthly debts

Your existing monthly obligations are weighed against your income to confirm the new payment fits your overall ability to repay.

Assets and funds

When the transaction calls for funds, for closing costs, prepaids, or a down payment, underwriting verifies where that money comes from.

Residual income

A VA specific measure: the income left over each month after the new housing payment, debts, and estimated living expenses. VA underwriting uses it alongside other factors to confirm the loan is sustainable, and the amount required varies by region, family size, and loan size under current VA guidance.

The Core Concept

VA Entitlement Explained

Entitlement is the dollar amount the VA agrees to guarantee on your behalf to a lender. It is not your loan amount, not your price range, and not your approval. It is the backing that makes the rest of the VA benefit work.

Four different concepts get tangled together in almost every entitlement conversation. Separating them is the fastest way to understand your own situation.

Concept 1

VA Guaranty

The VA's promise to repay a lender part of the loan if the borrower defaults. This backing is why lenders can offer VA terms in the first place.

Concept 2

VA Entitlement

Your personal share of that guaranty. Think of it as the amount of VA backing attached to you, some of which may already be in use on an existing VA loan.

Concept 3

Mortgage Qualification

Whether a lender approves you, based on credit, income, debts, and assets. Full entitlement does not mean automatic approval.

Concept 4

Borrowing Capacity

How much home your income and debts actually support. Entitlement sets what the VA backs. Your finances set what you can carry.

$36,000The figure printed on many COEs

What does the $36,000 on my COE actually mean?

It does not mean you can only borrow $36,000. That figure represents basic entitlement, the historical baseline of VA backing shown on the Certificate of Eligibility. In practice, additional entitlement above the basic amount is available for most loans, which is how VA loans routinely reach ordinary Atlanta Metro and Georgia home prices. The COE figure is a bookkeeping line, not a price cap on your home search.

Full entitlement
You have your complete VA backing available, typically because you have never used the benefit or your prior entitlement was fully restored. Borrowers with full entitlement may be able to purchase with no down payment, subject to qualification.
Remaining entitlement
Part of your entitlement is tied up in an existing VA loan, and part is still available. Remaining entitlement can often support a second VA purchase, though a down payment may be required depending on the numbers.
Entitlement in use
The portion attached to an outstanding VA loan. It stays attached until the loan is paid off and, in most cases, until restoration is processed.
Restoration
The VA process that frees up used entitlement, generally after the VA loan is paid off. Selling the home and paying off the loan is the common path. Paying off the loan while keeping the home involves a special restoration rule covered in the next section.

Entitlement math interacts with county loan limits for some borrowers with partial entitlement. Those figures change over time, so we review them with you against current VA guidance rather than publishing numbers that go stale. A deeper guide, How VA Entitlement Works, is planned for the Learn library.

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The Part Most Lenders Skip

Already Have a VA Loan? You May Be Able to Use Your Benefit Again

The VA home loan benefit can generally be used more than once. Having used a VA loan before does not automatically prevent an eligible Veteran from using VA financing again, and in some situations you can hold two VA loans at the same time.

Which rules apply depends on what happened to the first loan and the first home. Find your situation below.

Situation A

I sold my previous VA home and paid off the VA loan

This is the cleanest path. Once the loan is paid off and the home is sold, your entitlement can be restored, generally putting your full benefit back to work for the next purchase. Restoration is a process, not automatic paperwork magic, so we confirm it is complete before you shop.

Situation B

I still own my first home and the VA mortgage is still outstanding

The entitlement tied to that loan stays in use, but you may have remaining entitlement available. When eligibility, remaining entitlement, occupancy of the new home, qualification, and lender requirements are all satisfied, holding two VA loans at once is possible. Whether the second purchase requires a down payment depends on the remaining entitlement math, so do not assume it is automatically zero down.

Situation C

I paid off my VA loan but still own the property

Paying off the loan does not by itself restore your entitlement while you keep the home. VA rules include a restoration provision that can apply in this situation, historically available on a one time basis, and the details matter. This is exactly the kind of scenario worth reviewing together against current VA guidance before you plan the next purchase around it.

Situation D

Someone assumed my VA loan

A loan assumption does not necessarily restore your entitlement. Whether the person who assumed the loan was a qualified Veteran who substituted their own entitlement makes all the difference. If this is your situation, bring your paperwork and we will sort out where your benefit actually stands.

Can I Rent Out My Current VA Home and Buy Another Home?

Often, yes. A Veteran who legitimately purchased and occupied a home as a primary residence, and who later moves, may be able to keep that home and its VA mortgage, convert it to a rental, and purchase and occupy a new primary residence, provided entitlement, occupancy, qualification, and lender requirements are satisfied.

The distinction that matters

VA purchase financing cannot be used to buy an investment property from the beginning. Buying with the intent to occupy, actually living there, and later converting the home to a rental when life moves you is a different thing entirely, and it is a normal part of how service members build stability. Occupancy intent at purchase is the line. We will not help anyone blur it, and you should walk away from anyone who offers to.

Can the rent from my current home help me qualify for the next one?

Rental income from a departing residence may potentially be considered in qualification, depending on applicable underwriting requirements. What it does not do is make your existing mortgage payment disappear from the analysis. How much projected rent counts, and what documentation supports it, depends on requirements we verify against current guidelines rather than quote from memory.

The smart move before you put the next home under contract

If you are considering keeping your current home as a rental, our team can review your existing VA loan, your remaining entitlement, your projected rental income, and your next purchase together, before you commit to anything. That one conversation regularly changes what people decide to do.

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Service Connected Disabilities

VA Home Loan Benefits for Veterans With Service Connected Disabilities

You do not need a 100% disability rating to receive the VA funding fee exemption. Certain Veterans receiving, or entitled to receive, VA compensation for a service connected disability may be exempt from the funding fee entirely, subject to VA eligibility rules.

The funding fee exemption is one of the most valuable and most misunderstood pieces of the VA benefit. Because the funding fee is usually the largest program cost on a VA purchase, an exemption meaningfully changes the total cost of the loan. Eligibility for the exemption is determined by the VA, shows up in your loan file through VA documentation, and does not depend on hitting a specific rating percentage. If you receive VA disability compensation, or you are entitled to receive it, raise it early so it is handled correctly from the start.

Qualifying VA disability compensation may also potentially be considered as income during mortgage qualification, subject to underwriting requirements. For Veterans whose compensation is a stable part of their monthly finances, that can strengthen the qualification picture rather than sit outside it.

One caution in the other direction: a disability rating does not automatically unlock every VA or Georgia benefit. Each benefit has its own eligibility rules, and the honest answer to "what do I qualify for" is specific to you.

Georgia Is a Separate Conversation

Federal VA home loan benefits and Georgia Veteran property tax benefits are different programs with different eligibility rules. The funding fee exemption is federal. Georgia separately offers a disabled Veteran homestead exemption that can reduce property taxes for qualifying Veterans, with its own disability criteria set by Georgia law.

We do not provide tax or legal advice, and county administration varies. For final eligibility, confirm with the Georgia Department of Veterans Service or your county tax authority. Links to both are in the sources at the bottom of this page.

Relocating on Orders

PCS Orders to Georgia? Using Your VA Loan During Your Move

You do not have to wait until you arrive in Georgia to start. Most of the mortgage preparation for a PCS purchase can be done remotely before your report date, and starting early can take real pressure off the rest of the move.

Here is what a well run PCS purchase looks like from the financing side. Before the move, confirm your eligibility and request your COE. If you are active duty, a Statement of Service may be part of your file. We review income and employment considerations around the move itself, including how your orders and duty status fit the qualification picture, so underwriting is not learning about your situation for the first time in the middle of the loan.

Occupancy is the question PCS buyers ask most. VA loans require you to occupy the home as your primary residence, and VA rules address timing and circumstances, including provisions involving spouses of service members who are deployed or stationed elsewhere. Because occupancy rules carry specifics we verify rather than paraphrase, we walk through your exact timing and orders together instead of publishing a rule of thumb that may not apply to you.

Our team works with PCS buyers remotely as a matter of routine: video calls across time zones, documents handled electronically, and a home search you can run from your current duty station with a local agent while financing moves in parallel.

Georgia military communities we serve include:

Fort Stewart and Hunter Army Airfield
Savannah, Pooler, and Richmond Hill
Robins Air Force Base and Warner Robins
Fort Benning and Columbus
Moody Air Force Base and Valdosta
Naval Submarine Base Kings Bay and St. Marys
Marine Corps Logistics Base Albany
Dobbins Air Reserve Base and Marietta

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A UHome Specialty

Self Employed and Using Your VA Loan Benefit

Can you get a VA loan if you are self employed? Yes. Self employment does not prevent a Veteran from qualifying for VA financing. It changes how your income is documented and evaluated, not whether the benefit is available to you.

Business owners, independent contractors, consultants, entrepreneurs, and 1099 earners all fall under the same principle: what matters is not your title but how you are paid and how that income can be documented. Underwriting looks for income that is stable and reliable, evaluated through your business documentation rather than a W2, and self employed files simply take more preparation to present well. That preparation is where a brokerage experienced with self employed files earns its keep.

The question we hear most: what if my tax returns show less income because of business deductions? This is the classic self employed tension. Deductions that lower your tax bill can also lower the income underwriting sees. There are legitimate ways the analysis accounts for how businesses actually run, and the right answer depends on your specific returns, which is a review, not a webpage paragraph.

Can you combine VA disability income with business income? Both can potentially be part of one qualification picture, subject to underwriting requirements, and for many self employed Veterans the combination is exactly what makes the numbers work.

One thing we will not do is push you toward Non QM financing just because you are self employed. We review the VA path first, and we compare verified alternatives only when your actual documentation calls for it. Non QM exists for the files where it genuinely fits, and we offer both, which means our advice does not depend on steering you anywhere.

Go Deeper

Our Self Employed Mortgage Guide for Georgia covers documentation, timing, and how to prepare your file, written for exactly this situation.

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Know the Cost

The VA Funding Fee, Explained

The VA funding fee is a one time charge on most VA loans, paid to the Department of Veterans Affairs. It exists to help sustain the loan program for future borrowers, and it is the main program cost that offsets the absence of monthly mortgage insurance.

Three things determine what the fee looks like on a purchase. First, whether this is your first use of the benefit or a subsequent use, because subsequent use is generally charged at a higher tier. Second, your down payment, because putting money down can reduce the fee tier even on a loan that does not require a down payment. Third, whether you are exempt.

The fee can typically be paid at closing or financed into the loan amount, and that choice affects both your cash to close and your monthly payment. We run it both ways with you so the decision is made on numbers, not guesswork.

Exemptions matter most. Certain Veterans receiving or entitled to receive VA compensation for a service connected disability, certain surviving spouses, and active duty service members who provide evidence of a Purple Heart award on or before closing may be exempt from the funding fee entirely. The service connected disability section above covers this, and the current fee amounts themselves are published by the VA and linked in our sources below.

We intentionally do not print fee percentages in this copy. They change over time, and a stale number on a mortgage website is worse than a link to the current official one.

Two Different Jobs

A VA Appraisal Is Not a Home Inspection

The VA appraisal establishes the home's value and checks it against VA minimum property requirements. A home inspection is a separate, optional service you hire for yourself that examines the home's condition in far more detail. You want both doing their own job.

The appraisal protects the loan. A VA approved appraiser confirms the home is worth what you are paying and meets the VA's baseline standards for safety, soundness, and sanitation. When a home falls short of those minimums, repairs may be required before closing, which is a feature of the program, not a flaw. It keeps VA buyers out of homes with serious baseline problems.

The inspection protects you. An inspector works for you, not the loan, and looks at systems, structure, and condition at a depth the appraisal never attempts. Skipping the inspection because "the VA already looked at it" is one of the most common and most expensive misunderstandings in VA homebuying. We encourage every buyer to get one.

Cash to Close

VA Closing Costs and What the Seller Can Pay

No down payment does not mean no money at closing. VA buyers typically still plan for closing costs, prepaid taxes and insurance, the earnest money deposit, and the funding fee unless exempt. The good news is that VA rules give you real room to negotiate who pays what.

Sellers are permitted to pay closing costs on a VA purchase, and VA rules additionally allow seller concessions within program limits, which can cover items beyond ordinary closing costs, including the funding fee. In a negotiable market, a well written offer can meaningfully reduce your cash to close.

What we will not tell you: that closing costs disappear, that the seller always pays, or that any specific outcome is guaranteed. What sellers agree to depends on your market, your offer, and your agent's negotiation. Our job is to show you the real cash to close picture for your specific deal before you write the offer, so nothing at the closing table is a surprise.

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Compare

VA Compared With Conventional and FHA

A short qualitative comparison. None of this replaces a conversation about your specific numbers.

Qualitative comparison of VA, conventional, and FHA purchase loans
Criteria	You Are Viewing This ProgramVA Loan	Conventional Loan	FHA Loan
Who it serves	Eligible Veterans, service members, and certain surviving spouses	Any qualified borrower	Any qualified borrower, often those seeking flexible credit terms
Down payment	Potentially none for eligible borrowers with sufficient entitlement	Required, with the amount depending on the loan profile	Required, generally lower than many conventional options
Monthly mortgage insurance	None	Applies with smaller down payments until it can be removed	Applies, and for many loans it lasts the life of the loan
Upfront program cost	VA funding fee, unless exempt	None from the program itself	Upfront mortgage insurance premium
Occupancy	Generally a primary residence	Primary residence, second homes, and investment properties	Generally a primary residence
Repeat use	Reusable benefit, with entitlement rules covered above	No usage limits tied to a benefit	Usable again subject to program rules

You Are Viewing This Program

VA Loan

Who it serves: Eligible Veterans, service members, and certain surviving spouses
Down payment: Potentially none for eligible borrowers with sufficient entitlement
Monthly mortgage insurance: None
Upfront program cost: VA funding fee, unless exempt
Occupancy: Generally a primary residence
Repeat use: Reusable benefit, with entitlement rules covered above

Conventional Loan

Who it serves: Any qualified borrower
Down payment: Required, with the amount depending on the loan profile
Monthly mortgage insurance: Applies with smaller down payments until it can be removed
Upfront program cost: None from the program itself
Occupancy: Primary residence, second homes, and investment properties
Repeat use: No usage limits tied to a benefit

FHA Loan

Who it serves: Any qualified borrower, often those seeking flexible credit terms
Down payment: Required, generally lower than many conventional options
Monthly mortgage insurance: Applies, and for many loans it lasts the life of the loan
Upfront program cost: Upfront mortgage insurance premium
Occupancy: Generally a primary residence
Repeat use: Usable again subject to program rules

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How It Works

The VA Purchase Process With UHome

Confirm Eligibility
We help you request your COE and read what it actually says about your entitlement.
Get Preapproved
Credit, income, and assets reviewed so your price range is real, not hopeful.
Shop With Confidence
You and your agent search while we stand ready to run numbers on any home you like.
VA Appraisal
Value and minimum property requirements are confirmed on the home you chose.
Underwriting
Your file gets its final review. We keep you updated at every step, in plain language.
Close and Move In
Sign, get the keys, and occupy your new Georgia home as your primary residence.

Be Prepared

Documents VA Buyers Commonly Prepare

Every file is different, and underwriting determines the final list. These are the items VA purchase borrowers most commonly gather.

Certificate of Eligibility, or the details we need to help request it
Government issued photo identification
Recent pay statements, or business documentation if self employed
Recent tax returns
Recent bank and asset statements
Statement of Service, when active duty
DD Form 214, when discharged
Documentation of VA disability compensation, when applicable

Real Questions

VA Loan Questions Georgia Borrowers Actually Ask

Can first time homebuyers use VA loans?

Yes. VA loans are available to eligible first time buyers and repeat buyers alike. There is no prior homeownership requirement in either direction.

Can I buy a home with no down payment using a VA loan?

Eligible borrowers with sufficient entitlement may be able to purchase with no down payment, subject to qualification and underwriting approval. Plan for closing costs and prepaid items even when no down payment is required.

Do VA loans require mortgage insurance?

No monthly private mortgage insurance is required on VA loans. Most VA loans instead include a one time VA funding fee, unless the borrower qualifies for an exemption.

What does the $36,000 entitlement amount on my COE mean?

It is the basic entitlement figure, a bookkeeping baseline, not a limit on what you can borrow. Additional entitlement above that figure supports most VA loans at ordinary home prices.

Can I use my VA benefit more than once?

Generally yes. The benefit is reusable. What varies is how much entitlement you have available at the time, which depends on what happened with prior VA loans.

Can I have two VA loans at the same time?

It is possible when eligibility, remaining entitlement, occupancy of the new home, qualification, and lender requirements are satisfied. The second loan is not automatically zero down.

Can I rent out a home I bought with a VA loan?

If you purchased and occupied it as your primary residence and later move, you may be able to keep it as a rental. What VA financing cannot do is purchase an investment property from the start.

Can rental income from my current home help me qualify for the next one?

It may potentially be considered, depending on applicable underwriting requirements. It does not erase your existing payment from the analysis, and documentation requirements apply.

Do disabled Veterans pay the VA funding fee?

Certain Veterans receiving or entitled to receive VA compensation for a service connected disability may be exempt from the funding fee, subject to VA eligibility. A 100% rating is not required for the exemption. Other exemption categories exist under VA rules, including certain surviving spouses and active duty service members who provide evidence of a Purple Heart award on or before closing.

Can self employed Veterans qualify for VA loans?

Yes. Self employment changes how income is documented and evaluated, not whether the VA benefit is available. Stable, documentable income is the goal of the review.

Can my spouse meet occupancy requirements while I am on active duty?

VA rules include occupancy provisions involving spouses of service members in certain circumstances. Because the specifics matter, we review your exact situation against current VA guidance rather than publish a blanket rule.

Is a VA appraisal the same as a home inspection?

No. The appraisal establishes value and checks VA minimum property requirements for the loan. An inspection is a separate service you hire that examines the home's condition in much greater depth. We recommend both.

Are surviving spouses eligible for VA loans?

Certain surviving spouses are eligible under VA rules, depending on the circumstances of the service member's death or disability status. Eligibility is confirmed through the VA, and we can help you start that process.

Can someone buy my home by assuming my VA loan, and does that free up my benefit?

VA loans can be assumable, but an assumption does not necessarily restore your entitlement. Whether the buyer was a qualified Veteran who substituted their own entitlement is the deciding factor, and it is worth confirming before you plan your next purchase.

What credit score do I need for a VA loan?

The VA itself does not set a minimum credit score. Individual lenders set their own credit requirements, so the answer varies across the market. Rather than publish a number that may not match your file, we review your credit profile against current program requirements and tell you exactly where you stand.

What is residual income on a VA loan?

Residual income is the amount of income left over each month after the new housing payment, monthly debts, and estimated living expenses. VA underwriting uses it alongside other factors to confirm the loan is sustainable, and the required amount varies by region, family size, and loan size under current VA guidance.

What types of homes can I buy with a VA loan?

VA purchase financing generally covers single family homes, condominiums in VA approved projects, manufactured homes that meet VA requirements, new construction subject to program requirements, and properties with up to four units when you occupy one unit as your primary residence. Every property must meet VA minimum property requirements.

What happens if the VA appraisal comes in lower than the purchase price?

A low VA appraisal does not automatically end the purchase. Before the value is finalized, the VA's Tidewater process lets the appraiser alert the lender that the value may fall short, which opens a brief window to submit additional comparable sales. After a Notice of Value is issued, a formal Reconsideration of Value can be requested. Buyers can also renegotiate with the seller or choose to cover a difference. None of these paths guarantees a changed value.

Does UHome work with VA buyers outside of Atlanta?

Yes. We are based in Atlanta and work with VA buyers across the entire state, including Savannah, Columbus, Warner Robins, Augusta, and Georgia's military communities. Everything on this page applies statewide.

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