VA loans for those who served

Closing costs and getting to zero

A VA loan covers the down payment, but closing costs are separate. There are two common ways to reduce what you bring to closing:

• Seller credits

  VA allows the seller to pay some or all of your closing costs. Your agent can ask for this in your offer.

• LifeStart assistance

  LifeStart, RanLife's in-house down payment assistance, can be used with VA. The 3.5% option has no monthly payment and can be forgiven after five years in the home.

Put together, some buyers come to the table with little or nothing out of pocket. We'll show you your estimated cash to close before you make an offer.

North Carolina bases and installations

These are installations in the state. A VA loan is not limited to homes near them.

• ●Fort Bragg — Fayetteville
• ●Marine Corps Base Camp Lejeune — Jacksonville
• ●Marine Corps Air Station Cherry Point — Havelock
• ●Marine Corps Air Station New River — Jacksonville
• ●Seymour Johnson Air Force Base — Goldsboro
• ●Pope Army Airfield — Fort Bragg
• ●Military Ocean Terminal Sunny Point — Southport
• ●U.S. Coast Guard Base Elizabeth City — Elizabeth City
• ●145th Airlift Wing — Charlotte
• ●North Carolina National Guard Joint Force Headquarters — Raleigh
• ●Camp Mackall — near Southern Pines
• ●Camp Butner Training Center — Butner
• ●Dare County Bombing Range — Dare County
• ●Harvey Point Defense Testing Activity — Hertford
• ●Marine Corps Auxiliary Landing Field Bogue — Bogue
• ●Naval Support Activity Northwest Annex — Camden County
• ●U.S. Army Research Office — Research Triangle Park
• ●U.S. Army Corps of Engineers Wilmington District — Wilmington
• ●108th Training Command — Charlotte
• ●U.S. Coast Guard Sector North Carolina — Nags Head area
• ●U.S. Coast Guard Station Oregon Inlet
• ●U.S. Coast Guard Station Oak Island
• ●U.S. Coast Guard Station Wrightsville Beach
• ●U.S. Coast Guard Station Fort Macon

Your Certificate of Eligibility

To use a VA loan, you need a Certificate of Eligibility, often called a COE. It shows the lender that you meet the service requirements and how much entitlement you have available, and we can request it for you as part of your application. Entitlement is the part of the loan the VA guarantees. If you have never used your benefit, or you used it and sold the home, you usually have full entitlement. If you still own a home bought with a VA loan, you may have partial entitlement left. We review this up front so there are no surprises later.

The VA funding fee

Most VA loans carry a one-time funding fee. The amount depends on whether this is your first VA loan and how much you put down, and you can pay it at closing or add it to the loan. Some buyers don't pay the fee at all. Veterans who receive VA disability compensation are exempt, and so are some surviving spouses and active-duty Purple Heart recipients. Your COE shows whether you are exempt.

The VA appraisal

Every VA purchase includes a VA appraisal. Along with the home's value, the appraiser checks that it meets the VA's minimum property requirements: safe, structurally sound and livable. If something needs fixing, it's usually handled before closing. We explain what to watch for when you are touring homes.

Buying on PCS orders

If you are moving to North Carolina on permanent change of station orders, you can often start the loan before you arrive. Your orders can be used to verify your income and start date. Tell us your report date and we'll work back from it.

VA buyers across North Carolina

We work with VA buyers in Concord, Charlotte and across North Carolina, including near the state's military installations. If you already have a VA loan, see the VA IRRRL for a simpler refinance.