A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs, available to eligible active-duty service members, veterans, and certain surviving spouses. For Fort Stewart buyers, it is usually the strongest financing option available: no down payment, no private mortgage insurance, BAH counts as qualifying income, and rates are competitive.
This guide covers what a buyer in the Liberty County market needs to understand before using a VA loan: who qualifies, what the funding fee really costs, how BAH is used as income, the Georgia termite inspection requirement, and the misconceptions that cause friction at closing.
Who Qualifies for a VA Loan
VA loan eligibility is established through a Certificate of Eligibility (COE) from the Department of Veterans Affairs. Eligible borrowers generally include active-duty service members who have served at least 90 continuous days, veterans who meet length-of-service requirements, members of the National Guard and Reserves with at least 6 years of service, and certain surviving spouses. Service requirements vary by era.
Most lenders can pull your COE electronically during pre-approval. If you have used a VA loan before and sold the property, your entitlement can be restored so you can use the benefit again. This is why many service members use VA loans more than once across PCS moves.
The $0 Down Payment Advantage
The VA loan allows eligible buyers to purchase a primary residence with no down payment. Most buyers in the Liberty County market complete a purchase with no cash required for the down payment itself. Closing costs are separate and still apply, though some can be paid by the seller through negotiation.
In a market where the median home price is roughly $209,000 to $270,000, saving even a 3.5 percent FHA down payment means setting aside $7,000 to $9,500. The $0 down advantage often determines whether a service member can buy at all.
No Private Mortgage Insurance
The VA loan does not require Private Mortgage Insurance (PMI), no matter how little is put down. Conventional loans typically require PMI until you reach 20 percent equity. For a $225,000 mortgage, eliminating PMI saves a typical buyer roughly $130 to $220 per month.
Over the average 2-to-3 year hold for a military buyer at Fort Stewart, that is $3,000 to $8,000 that stays in your pocket instead of going to insurance premiums.
The VA Funding Fee
The VA funding fee is a one-time charge paid to the Department of Veterans Affairs. For first-time VA loan users with $0 down on a purchase, the funding fee is currently 2.15 percent of the loan amount. It is lower for subsequent loans with a down payment, and waived entirely for borrowers receiving VA disability compensation.
| Buyer scenario | Funding fee (purchase, $0 down) |
|---|---|
| First-time VA loan use | 2.15% |
| Subsequent VA loan use | 3.3% |
| First-time use with 5% to 10% down | 1.5% |
| Service-connected disability rating | Waived |
| Surviving spouse receiving DIC | Waived |
The funding fee is usually rolled into the loan. On a $225,000 loan with a 2.15 percent fee, the loan amount becomes about $229,838. You do not write a check for it. If you have a service-connected disability rating, confirm your waiver. Many veterans do not realize they are exempt.
BAH as Qualifying Income
Active-duty service members can use Basic Allowance for Housing (BAH) as qualifying income for VA loan underwriting. Because BAH is non-taxable, lenders typically gross it up by 25 percent. A $2,310 monthly BAH effectively counts as about $2,888 of qualifying income, which raises the maximum loan amount you qualify for.
This is not a fringe trick. It is how virtually every VA underwriter calculates income for active-duty borrowers. But the math only helps if your lender applies it correctly. Some large national operations underuse it and cap a borrower's qualifying amount artificially low.
The Georgia Termite Rule
Georgia is classified by HUD as a "very heavy" termite probability zone. VA loans require a Wood Destroying Organism (WDO) inspection statewide on every purchase. The inspection costs $75 to $200 in Liberty County and must clear before closing. If active infestation is found, the property must be treated and reinspected, which typically delays closing by 1 to 2 weeks.
If you are PCS'ing from a northern state, you have probably never dealt with this. Build the WDO inspection into your timeline early, and ask whether the seller has a current termite bond.
Common VA Loan Misconceptions
"VA loans take forever to close."
Not with an experienced lender. Most VA purchases in Liberty County close in 21 to 30 days, comparable to FHA and conventional loans.
"Sellers don't accept VA offers."
In Liberty County, where a large share of buyers are military, sellers know VA buyers are reliable. A well-prepared offer with a pre-approval letter competes effectively.
"You can only use the VA loan once."
False. Restoration of entitlement lets eligible borrowers use the benefit repeatedly across a career.
"VA appraisals undervalue houses."
VA appraisals use the same market-based methodology as other appraisals, plus Minimum Property Requirements focused on safety and habitability. Those flags protect you from buying a home with hidden defects.
Get the Full 22-Page Buyer's Guide
VA loan math, neighborhood breakdowns, flood zones, gate commutes, and the buyer roadmap, all in one free PDF.
Download the Free Guide →Frequently Asked Questions
What credit score do I need for a VA loan?
The VA itself does not set a minimum credit score. Individual lenders impose their own minimums, typically in the 580 to 620 range. Higher scores generally produce better interest rates.
Can I use a VA loan for an investment property?
No. The VA loan is for primary residences only. You must certify intent to occupy the property, typically within 60 days of closing. You can buy a property of up to 4 units if you occupy one of them.
Does the seller pay any VA loan costs?
The seller can pay all or part of your closing costs through seller concessions, typically up to 4 percent of the loan amount for VA loans. This is negotiated in the purchase contract.
Can I use a VA loan more than once?
Yes. Through restoration of entitlement, eligible borrowers can use the VA loan multiple times across a career, as long as prior VA loans are sold or paid off.
Sources
- U.S. Department of Veterans Affairs, Home Loans
- VA Funding Fee tables
- VA Local Pest Inspection Requirements
Verified as of May 2026. Programs and rates change. Confirm current details with the VA before making decisions.
Rob Cable
Loan Officer · Presidential Bank Mortgage · NMLS #2115058
Rob works with VA and first-time buyers across Liberty County every week, with a focus on the Fort Stewart military community.