PCS to Charleston: Your VA Loan Questions, Answered

Moving to the Lowcountry? Your VA benefit is one of the most powerful tools in real estate — and most people don't use it to its full potential. Let's change that.

What Is a VA Loan?

A VA loan is a mortgage benefit available to eligible veterans, active-duty service members, and surviving spouses. It's backed by the U.S. Department of Veterans Affairs, which means lenders can offer better terms than conventional loans — including zero down payment and no private mortgage insurance (PMI).

The Big Benefits

• Zero down payment — you can buy a home with no money down
• No PMI — conventional loans require PMI if you put less than 20% down; VA loans don't
• Competitive interest rates — typically lower than conventional rates
• Limited closing costs — the VA limits what lenders can charge
• No prepayment penalty — pay off your loan early without fees

Am I Eligible?

Generally, you're eligible if you meet one of these service requirements:

• 90 consecutive days of active service during wartime
• 181 days of active service during peacetime
• More than 6 years in the National Guard or Reserves
• You're the surviving spouse of a service member who died in the line of duty

To confirm eligibility, you'll need a Certificate of Eligibility (COE). Your lender can usually pull this for you, or you can request it through the VA's eBenefits portal.

What About the VA Funding Fee?

The VA funding fee is a one-time fee paid to the VA to help sustain the loan program. It ranges from 1.25% to 3.3% of the loan amount depending on your down payment and whether it's your first time using the benefit. The good news: it can be rolled into your loan so you don't pay it out of pocket at closing.

Some veterans are exempt from the funding fee entirely — including those receiving VA disability compensation.

PCS Timeline Tips

Military moves come with tight timelines. Here's how to make it work:

• Start early. As soon as you have orders, reach out. We can start the process before you arrive.
• Get pre-approved immediately. VA pre-approvals take a little longer than conventional — don't wait.
• Consider a virtual home search. I can do video walkthroughs and help you make an offer remotely.
• Know your BAH. Your Basic Allowance for Housing will guide your budget. I'll help you find the best home within it.

Charleston Area Installations

The Lowcountry is home to Joint Base Charleston (JB CHS), which includes Charleston Air Force Base and Naval Weapons Station Charleston. Popular neighborhoods for military families include Goose Creek, Hanahan, North Charleston, and Summerville — all within easy commuting distance.