VA Loan Basics for Camp Lejeune Moves

Orders to Camp Lejeune on your horizon and thinking about buying in Jacksonville or Onslow County? You are not alone. Many military families use a VA loan to make a smooth PCS, but the rules, timelines, and local details can feel confusing when you are on a deadline. In this guide, you will learn the VA basics that matter most for a Camp Lejeune move, plus a clear step-by-step plan and local tips to help you close on time. Let’s dive in.

VA eligibility and your COE

If you are active duty, a veteran, certain Guard or Reserve members, or a qualifying surviving spouse, you may be eligible for a VA home loan. The VA confirms eligibility with a Certificate of Eligibility, often called a COE. Lenders use the COE to verify your entitlement and any funding fee exemption.

• Start with the VA’s overview of the program to understand benefits and basics. Review the VA’s official guide at the VA home loan program overview.
• Get your COE online or have your lender pull it for you. You can request it through the VA’s COE page. Many COEs are issued within minutes to a few days.
• Typical documents include a DD214 for veterans or a Statement of Service for active duty. Guard or Reserve members may need NGB Form 22.

Tip: Ask your lender to obtain the COE at preapproval so you can shop with confidence.

Funding fee and closing costs

The VA funding fee is a one-time charge that helps sustain the program. Most borrowers pay it, and you can finance it into your loan amount. Sellers cannot pay the funding fee directly, though they can contribute to closing costs if negotiated.

• Who is exempt. Veterans receiving VA disability compensation and certain surviving spouses are commonly exempt. Your COE will show exemption status.
• What affects the fee. The amount can vary by first use versus subsequent use, your military category, and your down payment size. For current rates and examples, use the VA’s official resource on VA loan costs and the funding fee.
• Other costs to expect. You will see lender fees, title and recording charges, prepaid taxes and insurance, and an appraisal fee. In Onslow County, plan for the possibility of costs tied to repairs if the property must meet VA Minimum Property Requirements.

If your budget is tight, you can request seller-paid closing costs in your offer. Your agent can advise what is customary in the Jacksonville market.

VA appraisal vs. inspection in coastal NC

A VA appraisal confirms market value and checks the home against the VA’s Minimum Property Requirements. It is not a substitute for a buyer’s home inspection.

• What the appraiser checks. Safety, soundness, and sanitation. Common issues in coastal North Carolina include roof deterioration, moisture or mold, septic concerns, and utility or access problems. If the appraiser notes repairs, the seller usually completes them before closing or sets up an approved repair escrow per lender policy.
• Timelines to expect. From order to delivery, a VA appraisal in this area often takes 7 to 21 days. If repairs are needed, allow extra time for completion and any reinspection.
• Always get inspections. Order a general home inspection and pest or wood-destroying organism inspection. Consider specialist evaluations for roof, HVAC, septic, or moisture as needed.

Plan for flood zones

Parts of Jacksonville, Sneads Ferry, and broader Onslow County lie in coastal flood areas. If a property is in a FEMA Special Flood Hazard Area, flood insurance will be required. Check addresses early using the FEMA Flood Map Service Center. Factor flood insurance into your payment and closing plan.

PCS-friendly VA timeline and steps

Buying with a VA loan on a PCS schedule is very doable when you plan the sequence. Use this playbook to stay ahead of deadlines.

Step 0: Pre-plan before house hunting

• Timeline: 2 to 6 weeks, often alongside your orders.
• Actions: Gather service docs and LES, check or pull your COE, review credit and debt-to-income, map commute routes to your unit or gate, and screen flood risk with FEMA.

Step 1: Get preapproved and confirm COE

• Timeline: 1 to 7 days for preapproval. COE is often immediate to a few days when pulled by the lender.
• Actions: Choose a VA-experienced lender, secure a preapproval letter, and discuss options to finance the funding fee and structure closing costs.

Step 2: House hunt and make an offer

• Timeline: Variable based on inventory and your needs.
• Actions: Work with a local agent who knows VA offers and MPRs. Include inspection and financing contingencies. Align your proposed closing date with PCS timing and consider requesting seller closing cost help if needed.

Step 3: Under contract to appraisal and inspections

• Timeline: Appraisal typically 7 to 21 days after ordering. Inspections usually within the first 7 to 10 days per contract.
• Actions: Order home and pest inspections right away. Your lender orders the VA appraisal. If repairs are required for MPRs, negotiate who does what and by when.

Step 4: Underwriting to clear to close

• Timeline: Often 7 to 21 days after the appraisal and full documentation, depending on complexity.
• Actions: Respond to lender requests within 24 hours. Confirm closing logistics, possession timing, and any escrow holdback plans if repairs run close to closing.

Step 5: Closing and move-in

• Timeline: As set in your contract.
• Actions: Provide proof of homeowners insurance and flood insurance if required, bring identification, and review the occupancy certification. VA loans are for primary residences, so you will certify intent to occupy subject to orders.

Total timeline: Many VA purchases close in about 30 to 45 days. If significant repairs, title issues, or flood-related items arise, allow 45 to 90 days.

Write a strong offer with VA terms

Your contract should reflect both VA loan rules and PCS realities. Clear terms reduce surprises and keep you on schedule.

• Financing contingency. Protects you if VA financing cannot be approved.
• Inspection contingency. Ensures you can review condition and request repairs or cancel per contract.
• Appraisal and repair terms. Spell out how MPR repairs will be handled, who pays, and deadlines for completion or escrow.
• Closing date and occupancy. Tie timelines to your orders when possible. Some sellers prefer fixed dates, so be ready to negotiate.
• VA addenda. Many state or MLS forms include VA-specific language about funding fees and MPRs. Use the correct addendum with a VA-savvy agent.
• Occupancy requirement. VA loans are for primary residences. Lenders have procedures that recognize active duty mobility, but discuss timing early.
• Escrow holdbacks. If a seller cannot finish minor repairs before closing, ask your lender about repair escrows. Not all items qualify and policies vary.
• Assumability. VA loans are generally assumable by qualified buyers, which can be a future selling point if rates rise.

Local tips for Jacksonville and Onslow County

• Commute planning. Units at Camp Lejeune and MCAS New River have different gate access and traffic patterns. Check actual drive times by gate and shift rather than relying on map estimates.
• Base resources. The installation website can point you to housing and relocation contacts, lender lists, and onboarding materials. Start at the Camp Lejeune installation site.
• Flood awareness. Check the FEMA map early and price flood insurance before you write an offer on homes in Special Flood Hazard Areas.
• Lender selection. VA-experienced lenders can shorten timelines by anticipating MPRs and local appraisal availability. Many military families work with credit unions or national VA specialists such as Navy Federal Credit Union, USAA, Veterans United, or Rocket Mortgage. Compare at least two loan estimates and ask about their recent Camp Lejeune closings.

Questions to ask your lender

• Do you regularly close VA loans in Onslow County and Camp Lejeune area markets?
• How long is your typical contract-to-close timeline for VA purchases here?
• Will you obtain my COE and confirm any funding fee exemption on my behalf?
• How do you handle VA appraisal repairs and repair escrow holdbacks if needed?
• Can the funding fee be financed into my loan, and what does that do to my monthly payment?

Your next step

You do not have to navigate this alone. With clear timelines, the right lender, and a VA-savvy local team, you can land your Jacksonville home on schedule. If you are planning a Camp Lejeune move, reach out to TurnkeyRealty for local guidance, offer strategy, and transaction coordination from contract to keys.

FAQs

Can I use a VA loan while on PCS orders to Camp Lejeune?

• Yes. Active duty members remain eligible, and lenders can work with occupancy timelines when orders affect immediate move-in.

Will the VA appraisal delay my closing in Jacksonville?

• Appraisals often take 7 to 21 days, and required repairs can add time, so plan buffer days or negotiate quick repair timelines in your contract.

Can I finance the VA funding fee into my loan amount?

• Yes. Many borrowers choose to roll the funding fee into the loan, though you should review total cost and payment impact with your lender.

Do VA loans require a down payment for Onslow County homes?

• Many VA purchase loans allow zero down for qualified borrowers. A down payment may reduce the funding fee and could improve terms.

Do I still need a home inspection if I have a VA appraisal?

• Yes. The VA appraisal checks value and basic property standards, but a separate home inspection is strongly recommended.