VA Loans

What is a VA Loan?

VA loans are mortgages guaranteed by the U.S. Department of Veterans Affairs. They're designed to help veterans, active-duty service members, and eligible surviving spouses become homeowners with favorable terms not available through conventional financing.

VA Loan Requirements

Service Requirements

• Active Duty: 90 consecutive days during wartime, or 181 days during peacetime
• National Guard/Reserves: 6 years of service, or 90 days of active duty
• Surviving Spouses: Unremarried spouse of veteran who died in service or from service-connected disability

Credit & Income

• Credit Score: No VA minimum, but most lenders require 620+
• DTI Ratio: Generally up to 41%, though higher may be approved
• Residual Income: Must have sufficient income after expenses

VA Loan Limits in Georgia (2026)

With full entitlement, there is no loan limit. You can borrow as much as a lender approves you for with zero down.

For veterans with reduced entitlement (previous VA loan not fully repaid), county limits apply:

• Most Georgia Counties: $766,550
• High-Cost Areas: Check specific county

VA Funding Fee

Most VA loans require a one-time funding fee (can be rolled into the loan):

Down Payment	First Use	Subsequent Use
0%	2.15%	3.3%
5%+	1.5%	1.5%
10%+	1.25%	1.25%

Veterans with service-connected disabilities are exempt from the funding fee.

Georgia Military Bases

Georgia has a strong military presence, making VA loans especially relevant:

• Fort Eisenhower (formerly Fort Gordon) - Augusta area
• Robins Air Force Base - Warner Robins/Macon area
• Fort Stewart / Hunter Army Airfield - Savannah area
• Moody Air Force Base - Valdosta area
• Kings Bay Naval Submarine Base - St. Marys area
• Dobbins Air Reserve Base - Marietta/Atlanta area