VA loans for Fort Benning and Columbus, GA, from someone who does them every day
Over 90% of the loans I close are VA. PCS season is my busy season, and I'd like it to be the easy part of yours.
Fort Benning (formerly Fort Moore) is next, a report date is coming, and there's a house to find in a town you may have never seen. I've done this hundreds of times with soldiers and their families, and I know the parts that trip people up: timing the close to your report date, meeting the occupancy rule when you're still at your last duty station, and getting a VA offer taken seriously by a seller. I'm based in Columbus, GA, minutes from post, and through Northpointe Bank I can lend in all 50 states, so we can start before you leave your current one. Call or text me and we'll have a plan in fifteen minutes.
What makes a VA loan different
- No down payment required for most eligible buyers.
- No monthly mortgage insurance, which is a real difference in the payment compared with other loans.
- No VA loan limit if you have your full entitlement. Your price range is set by what you qualify for, not by a VA cap.
Entitlement is the VA's promise to back your loan. Most buyers using the benefit for the first time have all of it, which is why there's no loan limit and no down payment.
Buying a house on a PCS to Fort Benning
- Text me as soon as you know you're coming. Your orders don't have to be cut yet. If you know Fort Benning is next, I can pre-approve you now and we add the orders when they arrive. I pull your Certificate of Eligibility myself, so there's nothing to track down.
- Shop before you arrive. Most of my PCS buyers have an accepted offer on a house before they leave their last duty station. Video tours, a local agent I trust, and for every house you're serious about I'll tell you what it would cost you before you make an offer.
- I time the closing to your report date. We can close before you arrive, the day you arrive, or after you've settled in. Your choice.
- Occupancy, in plain English. The VA expects you to move into the home within a reasonable time, usually 60 days from closing. If you're deployed or still finishing out at your old post, your spouse moving in satisfies it. Need longer than 60 days? That's often fine too with the right documentation. Tell me your timeline early and I'll tell you what we need.
Already used your VA loan before?
You can use it again. If you sold the last home and paid off that loan, your full benefit is restored. If you still own it, you may be able to keep it as a rental and buy here with the entitlement you have left. Text me your name and the date you closed on it, and I'll tell you where you stand.
Not sure where to live yet? Here's what life near Fort Benning is like on both the Georgia and Alabama sides of the river.
Common questions
My orders aren't cut yet. Is it too early to call?
No. If you know you're coming, we can start now. Pre-approval doesn't wait on paperwork, and we'll add the orders when they show up.
Do I need my Certificate of Eligibility before I call you?
No. I pull your Certificate of Eligibility (COE) from the VA myself. If you're on active duty, your unit signs one short form for me, and I'll send it to you.
Can I buy before I get to Fort Benning?
Yes. Most of my PCS clients have an accepted offer on a house before they leave their last duty station and close before or within days of their report date.
What is the VA occupancy rule if I'm PCSing?
The VA expects you to move into the home within a reasonable time, usually 60 days from closing. If you're deployed or still finishing out at your old post, your spouse moving in satisfies it. If you need longer than 60 days, that's often fine too with the right documentation. Tell me your timeline and I'll tell you what we need.
Does my Basic Allowance for Housing (BAH) count toward qualifying?
Yes, along with base pay and most of your other allowances. Once you have orders, I use the Fort Benning BAH rate, not your current one. One thing to tell me early: if your ETS date is less than a year out, the VA will want a short letter about your plans. Easy to handle, but it needs to happen up front.
Is there a VA loan limit at Fort Benning?
Not if you have your full entitlement. Your price range is set by what you qualify for, not by a VA cap.
Can I use my VA loan more than once?
Yes. If you sold your last home and paid off that loan, your full benefit is restored. If you still own it, you may be able to keep it as a rental and buy here with the entitlement you have left. Depending on the price, a down payment can come into play. I'll tell you exactly where you stand.
Will sellers take my VA offer?
Yes. A VA offer is as strong as any other, and a pre-approval from a lender local agents recognize is what gets yours taken seriously.
My spouse is deployed. Can we still close?
Yes. A power of attorney lets your spouse sign for you. The VA has specific rules about what it must say, so if a deployment is coming, let's get it done before you leave.
What is the VA funding fee, and do I have to pay it?
It's a one-time fee the VA charges on most VA loans, and it's usually added to the loan rather than paid at closing. If you receive VA disability compensation you're usually exempt, and some surviving spouses and Purple Heart recipients on active duty are exempt as well. It's on your COE, so I confirm it before you spend a dime.
I'm National Guard or Reserve. Am I eligible?
Usually, yes. Send me your service details and I can confirm it the same day.
Can I buy in Phenix City or Smiths Station with my VA loan?
Yes. Same loan, same process, and often more house for the money on the Alabama side.
I already have a VA loan. Can I refinance it?
Yes. The VA streamline refinance (IRRRL) skips most of the usual steps. More on my refinance page.
Headed to Fort Benning?
Call or text me directly. You'll get me, not a call center, and fifteen minutes is usually all it takes to know where you stand.