VA Loan Basics For Jacksonville Homebuyers

PCS orders to Camp Lejeune on the horizon or thinking about a move to Jacksonville? If you are active duty, a veteran, or a surviving spouse, the VA home loan can help you buy with confidence and keep more cash on hand for your move. The steps can feel unfamiliar at first, especially if this is your first VA purchase. In this guide, you will learn who qualifies, how the process works, what the appraisal really means, typical timelines in Onslow County, and smart ways to make a VA-backed offer stand out. Let’s dive in.

Who qualifies and how to get your COE

If you are an eligible service member, veteran, certain National Guard or Reserve member, or an eligible surviving spouse, you may use a VA-backed loan to buy a primary residence. Exact eligibility depends on your service type and length of service. A lender or the VA will make the final call based on your records.

You will need a Certificate of Eligibility (COE). This document verifies your entitlement for the lender. Many lenders can retrieve your COE in minutes through automated systems. In some cases, it can take a few business days if additional documentation is required.

VA underwriting focuses on ability to repay. The VA does not set a universal minimum credit score, but individual lenders may. The program also uses a residual income test, which considers the money left after major expenses. This can be helpful for military households with unique pay structures.

Key VA loan benefits and costs

The headline benefit is zero-down financing for eligible borrowers. You can finance up to 100 percent of the purchase price on many VA purchases, which keeps cash available for moving, furniture, and unexpected expenses.

The VA guarantees a portion of the loan for the lender. This guaranty can help you secure competitive interest rates. You also have consumer protections, including appraisal standards that focus on safety, soundness, and sanitation.

You will have closing costs like any mortgage. Some costs can be covered by seller credits or lender credits, and the one-time VA funding fee can be financed into the loan. Plan for total closing costs to generally fall around a few percent of the purchase price, then confirm your numbers with a loan estimate from your lender.

Funding fee and exemptions

Most VA buyers pay a one-time funding fee that supports the program. The percentage varies by service category, whether it is your first use, and how much you put down. Fee schedules can change over time, and common ranges are often cited around roughly 1.4 percent to 3.6 percent depending on the scenario.

If you receive VA disability compensation, or certain other VA-administered benefits, you may be exempt from the funding fee. Your COE or lender can confirm your status. Many buyers choose to roll the fee into the loan rather than pay it in cash at closing.

Seller concessions and closing costs

The VA allows seller-paid concessions up to a set limit for certain items like prepaid interest, some closing costs, and discount points to buy down your rate. Many sources discuss a limit commonly described as up to 4 percent of the purchase price. Confirm the current rule and what qualifies with your lender and closing attorney.

Some fees are not allowable for VA buyers to pay directly. Your lender and closing attorney will separate allowable and non-allowable items for you. In practice, you can often structure an offer so seller credits and lender credits cover a meaningful share of your costs within VA rules.

VA appraisal vs. home inspection

A VA appraisal confirms fair market value and checks the property against Minimum Property Requirements (MPRs). MPRs focus on basic safety and livability. Common repair items include roof condition, electrical hazards, plumbing issues, active leaks, heating concerns, and safety items like missing handrails.

The appraisal is not a full home inspection. You should always order a separate professional inspection to understand the home’s condition beyond MPRs. If the appraiser calls out required repairs, those repairs must be completed and cleared before closing, or addressed through an approved remedy.

If the appraised value comes in below the contract price, you have options. You can renegotiate the price, bring cash to cover the difference, or request a Reconsideration of Value (ROV) through your lender with stronger comparable sales. Your agent and lender will guide you through the best path.

Appraisal timing around Camp Lejeune

Turn times vary with volume, but VA appraisals in many markets take about 7 to 21 days to complete and deliver after ordering. Busy seasons or limited appraiser availability can add time. If repairs are required, plan for reinspection time as well.

This timing influences your contract dates. A clean property with quick appraisal scheduling may close faster than a home that needs repairs. Build in cushion if your PCS schedule is tight.

Realistic timelines for PCS buyers

Getting preapproved can take 1 to 3 business days when your documents and COE are ready. If your COE requires manual review, allow extra time. Strong preapproval makes your offer more competitive.

From accepted offer to closing, plan on 30 to 45 days for most VA purchases. Thirty days is possible when the appraisal is quick and there are no repair items. If repairs or backlogs appear, expect closer to 35 to 45 days.

Coordinate your real estate timeline with your PCS orders. Think through temporary lodging, vehicle delivery, and household goods arrival. If your arrival date is after closing, consider a short leaseback from the seller or a flexible closing date in your offer. The Camp Lejeune Relocation Assistance Program is a helpful resource for local orientation and planning.

Onslow County closing customs and logistics

In North Carolina, closings are commonly handled by closing attorneys or settlement law firms. Your closing attorney will coordinate title work, final numbers, and recording.

After closing, the deed and deed of trust are recorded with the Onslow County Register of Deeds. Recording typically occurs within days, then ownership is reflected in county records. If you need proof of ownership quickly for utilities or other logistics, ask your closing attorney for proper documentation.

Expect typical buyer costs to include lender fees, appraisal, title services, lender’s title insurance, recording fees, and prepaid items like taxes and homeowners insurance. Owner’s title insurance is optional but often recommended. Some lenders may require a recent survey or survey update. Your attorney will confirm what is customary for the property you choose.

Make your VA offer competitive in Jacksonville

Preparation is your advantage. Have your preapproval and COE in hand before you shop. When you find the right home, include these with your offer to reduce uncertainty for the seller.

Craft a seller-friendly offer. Consider a strong but fair price, a flexible closing date aligned to the seller’s plans, and an earnest money deposit within customary ranges. In competitive situations, you can consider a modest escalation clause with guardrails that still work if the property appraises at or near the final price.

Address appraisal and repair worries upfront. You can offer a small credit or acceptance of responsibility for minor MPR items up to a clear dollar limit that fits VA rules and contract terms. Clear communication about the appraisal process helps sellers see you as a reliable buyer.

Educate the other side. Many sellers believe VA loans are slow or difficult. In reality, experienced teams often close VA loans in similar timeframes to conventional loans. A well-prepared file and VA-savvy professionals keep things moving.

Simple VA buyer checklist

• Before house hunting: get your COE, gather pay statements and LES, and secure a solid VA preapproval.
• During your search: partner with a local agent who knows Jacksonville and Camp Lejeune timelines, and who can plan around your PCS dates.
• When making an offer: include your preapproval and COE, propose a flexible closing date, and consider a competitive earnest money deposit.
• After going under contract: schedule a professional home inspection, respond to lender document requests quickly, and prepare for the VA appraisal.
• If repairs pop up: decide whether you or the seller will handle them, or whether a credit makes more sense, then build in time for reinspection.
• Before closing: confirm final closing costs, ask your closing attorney about recording timing, and coordinate utilities and move-in logistics.

Common pitfalls to avoid

• Skipping preapproval or COE. This weakens your offer and can delay closing.
• Confusing appraisal with inspection. Order your own inspection to understand the home’s true condition.
• Underestimating appraisal time. Build 1 to 3 weeks into your timeline for the appraisal, plus time for any reinspection.
• Ignoring PCS logistics. Align your contract dates with your orders, household goods delivery, and lodging plans.

Your next step

Buying in Jacksonville with a VA loan is very achievable when you have a clear plan. With the right preparation, you can protect your timeline, stay within budget, and write a competitive offer that sellers respect.

If you are ready to talk through eligibility, timelines, and a property strategy tailored to your PCS or relocation, reach out to Holly Griffith LLC to Schedule a Free Consultation. We will walk through a simple plan from preapproval to closing and help you feel confident every step of the way.

FAQs

Who qualifies for a VA loan in Jacksonville, NC?

• Eligible active-duty service members, veterans, certain Guard and Reserve members, and some surviving spouses may qualify, with final eligibility determined by the VA or your lender.

How do I get my VA Certificate of Eligibility (COE)?

• Your lender can often retrieve it through automated systems in minutes, or you can request it directly through VA channels; some cases take a few business days.

What is the VA funding fee and can I finance it?

• It is a one-time fee that supports the program, with percentages varying by scenario; most buyers can roll it into the loan if they prefer.

What is the difference between a VA appraisal and an inspection?

• The VA appraisal checks value and basic property standards, while a separate home inspection provides a deeper look at condition; you should get both.

How long does a VA loan take to close near Camp Lejeune?

• Many VA purchases close in about 30 to 45 days, depending on appraisal timing, repairs, and lender workflow.

What happens if the VA appraisal is lower than my offer price?

• You can renegotiate, bring cash to cover the gap, or request a reconsideration of value through your lender with stronger comparable sales.

Can the seller pay my closing costs with a VA loan?

• Yes, within VA rules that limit total seller concessions and specify allowable items; your lender and closing attorney will structure this correctly.

Can I waive the VA appraisal to speed things up?

• No. VA appraisals and Minimum Property Requirements are required to protect you and the loan guaranty.