If you’re a military service member, veteran, or eligible surviving spouse, congratulations—you have access to one of the most powerful home financing tools available in the U.S. housing market: the VA loan. Whether you’re transitioning out of the military, planting roots after years of serving our nation, or simply ready to stop renting and start building wealth, using your VA loan can be a life-changing decision.

This guide is especially for those looking to buy a home in Georgia or South Carolina. These two Southern gems offer not only beautiful scenery and friendly communities, but also an abundance of VA-eligible properties. As a licensed real estate professional in both states who has walked this path myself as a veteran, I’m here to help you feel confident and clear every step of the way.

What Makes VA Loans So Special?

VA loans are backed by the U.S. Department of Veterans Affairs, and they come with several standout benefits that can make homeownership far more accessible:

  • No down payment required: That’s right—you can finance 100% of your home’s purchase price.
  • No private mortgage insurance (PMI): Conventional loans usually require PMI if you put down less than 20%. VA loans eliminate that extra monthly cost.
  • Competitive interest rates: VA loans often have lower rates than conventional loans.
  • Flexible credit requirements: While credit still matters, VA lenders tend to be more forgiving than traditional banks.

First Step: Get Your Certificate of Eligibility (COE)

Before you can apply for a VA loan, you’ll need your Certificate of Eligibility. This document confirms your entitlement and eligibility based on your military service.

You can obtain your COE in a few ways:

  • Online through the VA eBenefits portal
  • Through your lender, who may be able to access it quickly
  • By mail using VA Form 26-1880

Don’t worry if this feels overwhelming. Most VA-approved lenders are very experienced and can help you request your COE.

Step Two: Find a VA-Approved Lender

Not all lenders offer VA loans, so it’s important to work with one that is VA-approved and has experience guiding veterans through the process. A seasoned VA lender will:

  • Review your credit and financial information
  • Help you understand how much home you can afford
  • Pre-approve you so you can shop with confidence

Some lenders also offer tools and support tailored specifically to military families, so don’t be afraid to shop around.

Step Three: Partner With a VA-Savvy Real Estate Agent

This is one of the most important steps you can take.

A real estate agent who is familiar with VA loans will:

  • Help you find VA-eligible homes
  • Guide you through the VA appraisal process
  • Assist with submitting a strong offer
  • Advocate for you during negotiations and inspections

VA appraisals have specific requirements, so working with an agent who understands them will prevent unnecessary delays.

In areas like Augusta, Georgia, and the surrounding South Carolina cities such as Aiken, North Augusta, and Edgefield, there are many properties that are already VA-friendly. Whether you want a cozy starter home, a family-sized suburban house, or a peaceful rural retreat, there’s something here for you.

What Kinds of Homes Can You Buy With a VA Loan?

VA loans can be used to purchase a variety of property types, including:

  • Single-family homes
  • Condos (must be VA-approved)
  • Manufactured homes (with some restrictions)
  • Multi-unit properties (up to 4 units, as long as you live in one)

You can also use a VA loan to build a new home, make energy-efficient upgrades, or refinance an existing mortgage into a VA loan.

Understanding the VA Appraisal Process

The VA appraisal ensures that the home you want to buy:

  1. Meets the VA’s Minimum Property Requirements (MPRs)
  2. Is worth the amount you’ve agreed to pay

If the appraisal comes in low or the property needs repairs, your agent and lender will help you decide the best course of action. This could include renegotiating the price, asking the seller to make repairs, or choosing a different home.

What About Closing Costs?

While you won’t need a down payment, there are still closing costs to consider. These may include:

  • Appraisal fees
  • Title insurance
  • Recording fees
  • Prepaid property taxes and homeowners insurance

The good news? VA rules limit the fees veterans can be charged. Plus, sellers are allowed to pay up to 4% of the home’s price toward your closing costs.

Some lenders also offer VA loan programs with no lender fees, which can save you even more.

Georgia and South Carolina: Why They’re Great for VA Buyers

Both states offer:

  • Mild climates year-round
  • Affordable housing markets compared to many parts of the U.S.
  • Military-friendly communities, especially around Fort Eisenhower (formerly Fort Gordon), Shaw Air Force Base, and other installations
  • Veteran-focused state benefits, including property tax exemptions and local VA offices

If you’re coming from active duty or another state, you’ll find that both Georgia and South Carolina offer a slower pace of life with access to nature, historic charm, and welcoming neighborhoods.

Pro Tips for Using Your VA Loan

  • Start early: Get pre-approved before you start shopping.
  • Stick with your budget: Just because you qualify for a certain amount doesn’t mean you should max it out.
  • Keep your paperwork in order: Stay organized with your pay stubs, tax returns, and bank statements.
  • Ask about VA incentives: Some builders and sellers offer extra perks to veterans.
  • Work with experts: Surround yourself with professionals who understand your needs as a veteran buyer.

Final Thoughts

Using your VA loan in Georgia or South Carolina isn’t just about buying a home—it’s about building a foundation for the next chapter of your life. Whether you’re retiring, relocating, or ready to settle down, your service has earned you the right to buy with confidence, support, and flexibility.

And remember, you don’t have to go it alone. From getting your COE to closing on the front porch of your dream home, I’m here to guide you every step of the way. If you’re in the Augusta area or surrounding South Carolina cities, let’s connect and make your homeownership dreams a reality.

Welcome home, hero. Your journey to ownership starts here.

Dr. Olivia Scott
Licensed REALTOR – Georgia & South Carolina
Veteran | Educator | Advocate for Military Homeownership
Augusta, GA & Surrounding Areas