VA Home Buying in Georgia: Everything Veterans Need to Know

At Buy Georgia Realty, we’re honored to serve those who have served. If you’re a veteran (or an active-duty service member) exploring homeownership in Georgia, the VA loan program offers one of the best paths forward, filled with benefits tailored just for you.

Here’s everything you need to know about the process, requirements, benefits, and how to navigate the Georgia housing market with confidence.

🔹 What Is a VA Loan?

A VA loan is a mortgage option backed by the U.S. Department of Veterans Affairs. It allows eligible veterans, active-duty service members, and certain surviving spouses to purchase or refinance a home with favorable terms, often without a down payment.

A Loan Requirements in Georgia

To qualify for a VA loan, you’ll typically need:

• A Certificate of Eligibility (COE) – proves your VA loan entitlement

• Minimum credit score – Most lenders prefer 620+, but it can vary

• Stable income & debt-to-income ratio (DTI) – usually under 41%

• Intent to occupy – Must be your primary residence, not an investment

• DD-214 or current statement of service (if active)

💡 Tip: If you need help obtaining your COE, we can guide you through it or connect you with a VA-experienced lender.

Can I Buy Investment Property With a VA Loan?

VA loans are strictly for owner-occupied homes. You cannot use them to purchase investment properties or second homes. However, you can buy a multi-unit property (up to 4 units) as long as you plan to live in one of them!

Benefits of a VA Loan

• $0 Down Payment Required

• No Private Mortgage Insurance (PMI)

• Competitive interest rates

• Flexible credit requirements

• Reduced closing costs

• One-time VA funding fee (can be financed into the loan)

• Ability to reuse the benefit

Property Price Limits in Georgia

VA loans technically have no set loan limit, but your personal borrowing power is based on your entitlement, credit profile, and income. However, keep in mind:

• If you have full entitlement, you can buy any home within lender-approved guidelines, even $500k+ homes, with $0 down.

• If you have partial entitlement (due to another VA loan still active), your limit may be affected.

Your lender will help calculate your exact eligibility and price range.

The Homebuying Process with a VA Loan in Georgia

1. Get Pre-Approved with a VA-Approved Lender
   This helps you understand your budget and shows sellers you’re serious.

2. Work with a VA-Savvy Real Estate Broker (Cough, Cough - Buy Georgia Realty)
   We’ve helped many veterans navigate this process smoothly.

3. Search for Your Dream Home
   Your VA loan must be used for a primary residence in move-in ready condition.

4. Make an Offer
   We’ll help you structure an offer that includes potential seller concessions or closing cost coverage.

5. VA Appraisal & Inspection
   The VA appraisal confirms the home’s value and that it meets Minimum Property Requirements (MPRs).

6. Clear to Close
   Once the appraisal, underwriting, and title checks are complete, you’ll get your clear-to-close notification.

7. Closing Day!
   Sign the paperwork and get your keys—welcome home, hero.

What Are VA Minimum Property Requirements (MPRs)?

The VA wants to ensure the home is safe, structurally sound, and sanitary. That means:

• No major roof, plumbing, or electrical issues

• Working heating/cooling

• Safe drinking water

• No peeling paint (for homes built before 1978)

• No pest infestations

If the home doesn’t meet these, the VA can require repairs before the loan is approved.

What’s Required of the Seller in a VA Loan?

Sellers aren’t obligated to accept VA loans, but when they do, they must understand:

• VA buyers can ask for seller-paid closing costs

• Sellers cannot charge veterans certain fees (like pest inspection in GA)

• VA loans often close just as fast as conventional loans (in as little as 21–30 days with the right lender)

Can Sellers Pay My Closing Costs?

Yes! VA allows up to 4% of the purchase price in seller concessions, which can go toward:

• Closing costs

• Prepaid taxes and insurance

• Paying off buyer’s debts

• Even buying down the interest rate

💡 We always help structure your offer to request these when possible—especially in slower markets.

How Long Does a VA Loan Take to Close?

With a well-prepared team, VA loans can close in 21–30 days. Delays usually happen when buyers aren’t pre-approved or the appraisal requires repairs. That’s why preparation matters!

Can a Non-Spouse Be on a VA Loan?

This is a commonly misunderstood part of VA loans. If you're considering buying a home with someone who is not your spouse (e.g., a parent, fiancé, partner, or friend), here's what you need to know:

• VA loans are designed only for eligible veterans and their spouses.

• If you apply with a non-spouse co-borrower who is not VA-eligible, you are applying for a “joint VA loan”, which is treated differently.

• The VA will only guarantee your portion of the loan, not the non-veteran co-borrower's share.

⚠️ The Big Cost: A 12.5% Funding Fee

In these joint scenarios, the veteran’s portion of the loan may be subject to a 12.5% VA funding fee. This is significantly higher than the typical VA funding fee (which usually ranges from 1.25%–3.3%).

Example:
If you and a non-spouse co-borrower take out a $300,000 loan:

• The VA only guarantees your portion (e.g., $150,000).

• A 12.5% funding fee may apply to your half, adding $18,750 to your costs.

💡 Pro Tip: To avoid this steep fee:

• Qualify on your own (if you can), or

• Use a co-borrower who is either your spouse or another eligible veteran.

Other Key Points to Remember:

VA Entitlement Can Be Reused:
Even if you’ve used your VA loan before, you may be able to reuse your benefit once the prior loan is paid off (or partially, with secondary entitlement).

You Can Refinance With a VA Loan:
Programs like IRRRL (Interest Rate Reduction Refinance Loan) let you refinance your existing VA loan at a lower rate with minimal hassle.

VA Loans Are Assumable:
If you sell your home, the new buyer may be able to assume your VA loan—a great advantage if rates have gone up since you bought.

VA Loans Are Not Just for First-Time Buyers:
You can use your VA benefit multiple times throughout your life, as long as you meet eligibility.

Final Thoughts

Buying a home in Georgia as a veteran is more than possible, it’s smart. You’ve earned these benefits, and we’re here to help you use them well. At Buy Georgia Realty, we don’t just guide you through the process... we advocate for you at every step.

If you’re a veteran ready to explore homeownership, let’s connect. We’d be honored to serve you and help make Georgia feel even more like home.