Brief the move
Share your orders, target area, report-no-later-than date, housing plans, and current home status. We build the financing timeline backward from your move.
New orders. New city. Clear mortgage plan.
Your next duty station can feel like home.
PCS orders create enough moving parts. Get a straightforward VA home loan strategy built around your reporting date, housing allowance, and the realities of military life.
Pre-approval is subject to credit review and lender requirements. Not all applicants will qualify.
Key VA home loan benefits
$0down payment may be available for eligible borrowers
No PMIVA loans do not require monthly private mortgage insurance
Flexibleguidelines and competitive rates for qualified service members
A PCS-ready path to closing.
The goal is not simply a loan approval. It is a timeline that respects orders, travel, household goods, temporary lodging, and the date you need keys in hand.
Confirm VA eligibility
Review your Certificate of Eligibility, entitlement, income, credit, assets, and estimated Basic Allowance for Housing. If documents are missing, we identify them early.
Get pre-approved
Know the price range and monthly payment structure before touring. Your agent can write with a pre-approval that reflects the details reviewed by the lender.
Offer with the timeline in mind
Coordinate the contract, VA appraisal, inspection, title work, insurance, and closing date around travel and duty obligations.
Close and report
Review final figures, sign closing documents, and receive the keys. Remote closing options may be available depending on the state and transaction.
The VA advantage
Use the benefit you earned.
A VA-backed loan can reduce the cash and monthly insurance burden of buying, but every move is different. Rob helps you compare the full payment, cash-to-close, entitlement, and timing—not just the headline rate.
First use or fifth PCS?VA eligibility can be reusable. Remaining entitlement and prior VA loan history need to be reviewed for your specific purchase.
Potentially 100% financing
Eligible borrowers may be able to purchase with no down payment, subject to entitlement, sales price, appraisal, and lender approval.
No monthly PMI
VA loans do not carry the monthly private mortgage insurance often associated with low-down-payment conventional loans.
Competitive rate options
VA-backed loans often offer competitive pricing. The actual rate depends on market conditions and your loan profile.
Military-aware planning
Build around LES documentation, BAH, deployments, relocation timing, occupancy requirements, and a spouse who may be moving on a different schedule.
A VA funding fee may apply and can often be financed. Some veterans are exempt. Other closing costs and prepaid items may still be due at closing.
VA loan questions, answered plainly.
Do I have to wait until I report to the new duty station?
Not necessarily. You can begin planning and seek pre-approval before the move. The closing and occupancy plan must meet VA and lender requirements, so discuss your orders and timing at the start.
Can my Basic Allowance for Housing count as income?
BAH is commonly considered as part of qualifying income when properly documented. The amount and treatment depend on your duty location, orders, and the lender’s underwriting review.
Can I use a VA loan more than once?
Yes. VA home loan benefits can be reusable. Whether you have full or remaining entitlement depends on prior VA loans, loan payoffs, and any properties still owned.
Is the VA appraisal the same as a home inspection?
No. A VA appraisal estimates value and reviews minimum property requirements for the lender. A separate home inspection is optional but strongly worth considering because it evaluates the home’s condition in greater detail.
Can a spouse sign if I am deployed or away?
Often, a closing team can plan for remote signing or a valid power of attorney, subject to VA, lender, state, and title requirements. Raise this early so documents and approvals can be handled before closing.
Can I buy a home before selling my current one?
Possibly. The answer depends on your qualifying income, debts, available entitlement, reserves, and plans for the current property. A side-by-side scenario review can show the tradeoffs.
Are VA loans only for active-duty service members?
No. Eligibility may extend to active-duty service members, veterans, certain National Guard and Reserve members, and some surviving spouses. The Certificate of Eligibility confirms eligibility; lender approval is separate.
NMLS #455898
Thirty years of mortgage experience. One clear point of contact.
Rob Shepherd has spent three decades helping buyers navigate home financing. At Guaranteed Rate, he brings that experience to military families who need fast, accurate guidance during a PCS—without burying the plan in mortgage jargon.
RoleProducing Branch Manager
Based inColumbia, Maryland
Direct line(410) 319-2374