Using your VA benefit to buy near Fort Stewart or Hunter Army Airfield comes down to three steps: get your Certificate of Eligibility, get pre-approved, then shop homes in Hinesville, Richmond Hill, Pooler, Midway or Savannah. GA Loan Advisors is a veteran-owned mortgage broker based in Richmond Hill, between the two posts, and I compare VA offers from several lenders so you don't have to call around.
Who this is for
Active duty stationed at Fort Stewart or Hunter Army Airfield
Veterans buying or moving up in Coastal Georgia
PCS moves: arriving soldiers and families who need to close on a tight report date
National Guard and Reserve members and eligible surviving spouses
VA loans work well for first-time home buyers, veterans and active duty:
VA loans may allow no down payment for eligible veterans, subject to approval
Backed by the Federal Government
No monthly mortgage insurance
Funding fee may be waived for service-connected disability
Gift fund flexibility
Where buyers look near both posts
Near Fort Stewart (Liberty and Bryan Counties)
Hinesville: home of Fort Stewart
Richmond Hill: Bryan County, between Fort Stewart and Savannah
Midway, Flemington, Allenhurst, Walthourville: Liberty County
Pembroke: north Bryan County
Ludowici: Long County
Near Hunter Army Airfield (Chatham and Effingham Counties)
Savannah: Hunter Army Airfield is inside the city (southside, Georgetown, Midtown)
Pooler: west Chatham County
Port Wentworth and Garden City
Rincon and Guyton: Effingham County
Each county has its own property taxes and insurance costs, so the same price can mean a different monthly payment.
Step by step: buying with a VA loan
Step 1: Get your Certificate of Eligibility (COE)
Your COE shows your lender that you qualify for the VA home loan benefit. I can often request it for you online through VA's lender system.
Veterans: have your DD214 ready.
Active duty: you need a statement of service signed by your commander, adjutant, or personnel officer. It must show your full name, SSN, date of birth, date you entered duty, any lost time, and the name of the command providing the information.
Guard/Reserve and surviving spouses: documents vary. I'll tell you what you need.
Step 2: Get pre-approved
Before you buy, I'll:
Review your credit report
Explain your debt-to-income ratio
Estimate how much to expect in closing costs
If your entitlement is full, VA sets no loan limit. You still have to qualify for the payment, and the appraisal has to support the price. If part of your entitlement is still tied up in a home from a previous duty station, the county loan limit affects how much you can borrow.
DO NOT OPEN ANY NEW LINES OF CREDIT DURING THE HOME BUYING PROCESS.
Step 3: Make your offer, then the VA appraisal and Minimum Property Requirements (MPRs)
Make sure your contract includes the "VA escape clause" (also called the VA option clause). It lets you void the contract if the home doesn't appraise for the contract price.
A VA-approved appraiser checks that the home meets VA's Minimum Property Requirements and gives an opinion of value. An appraisal isn't a home inspection, and VA strongly recommends getting an inspection too.
If the appraisal comes in low, you can request a Reconsideration of Value, renegotiate the price, or pay the difference at closing.
Step 4: Understand the VA funding fee and exemptions
The funding fee is a one-time charge. You can pay it at closing or finance it into the loan.
You don't pay the funding fee if you:
Receive VA compensation for a service-connected disability, or are eligible for it but receive retirement or active-duty pay instead
Are a surviving spouse receiving Dependency and Indemnity Compensation (DIC)
Are a service member with a proposed or memorandum rating before closing showing eligibility for compensation from a pre-discharge claim
Are active duty and show proof of a Purple Heart on or before closing
Sellers can pay your closing costs, and on a purchase the funding fee is the only cost you can finance into the loan.
Step 5: Close on your PCS timeline
Tell me your report date up front so I can plan the contract, appraisal, and closing around it.
A VA loan is for a home you'll live in as your primary residence.
FAQ
Can I use my VA loan to buy a house near Fort Stewart?
Yes, if you're eligible. Many buyers stationed at Fort Stewart look in Hinesville, Richmond Hill, Midway, and Pembroke. VA loans may allow no down payment for eligible veterans, subject to approval, and there's no monthly mortgage insurance on a home you'll live in.
Do I need a down payment for a VA loan near Hunter Army Airfield?
Often not. VA loans may allow no down payment for eligible veterans, subject to approval, as long as the sales price isn't higher than the appraised value and you have enough entitlement.
How do I get my VA Certificate of Eligibility?
I can often get it for you online. You can also request it on VA.gov or by mail with VA Form 26-1880. Veterans need a DD214, and active-duty buyers need a signed statement of service.
Can the VA funding fee be waived?
Yes, in many cases. The funding fee may be waived for service-connected disability. It's also waived for eligible surviving spouses receiving DIC and active-duty Purple Heart recipients, among others.
I still own a home with a VA loan from my last duty station. Can I use VA again?
Possibly. If part of your entitlement is still in use, your remaining entitlement and the county loan limit determine how much you can borrow without a down payment. You may be able to borrow more with a down payment.
What happens if the VA appraisal comes in low?
You can ask for a Reconsideration of Value, renegotiate with the seller, or pay the difference at closing. The VA escape clause lets you walk away from the contract.
Talk to GA Loan Advisors
GET PRE-QUALIFIED. Find the price range that fits you.
Call me at 912-210-4404 or email Epartin@galoanadvisors.com.
GA Loan Advisors LLC · Richmond Hill, GA 31324 · 912-210-4404
Eric Partin | NMLS 2499713 | GA Loan Advisors LLC NMLS 2837524 | Equal Housing Opportunity
Not affiliated with or endorsed by the U.S. Department of Veterans Affairs, the U.S. Army, Fort Stewart or Hunter Army Airfield.
Eric Partin, NMLS #2499713 | GA Loan Advisors LLC, NMLS #2837524 | Georgia Mortgage License #2837524 | Equal Housing Opportunity