The most expensive VA loan mistakes Hampton Roads military buyers make happen in the first two weeks of a PCS move — before they've even talked to a lender. Spring PCS season brings thousands of active-duty families into the Virginia Beach market simultaneously, and the combination of short timelines and a competitive market turns small missteps into big ones fast.
Here's what I see go wrong every year — and what to do instead.
Mistake #1: Starting the Home Search Before Getting Pre-Approved
This one hurts the most because it feels harmless. You get your orders, you start browsing listings, you fall in love with a house — and then you find out you're not actually ready to make an offer. In a Hampton Roads market where well-priced homes in Virginia Beach and Chesapeake can go under contract in days, that gap between browsing and pre-approval is where deals die.
A VA pre-approval isn't the same as a pre-qualification. Pre-qualification is a quick estimate. Pre-approval means a lender has verified your income, your Certificate of Eligibility, your entitlement status, and your debt-to-income ratio. Get that done before you set foot in a single house.
Mistake #2: Misunderstanding the VA Funding Fee
The VA funding fee is one of the most misunderstood costs in the entire VA loan process — and every PCS season, I watch buyers get blindsided by it. The fee ranges from 1.25% to 3.3% of the loan amount depending on your down payment and whether you've used your VA benefit before. On a $400,000 home, that's $5,000 to $13,200.
Here's what many buyers don't know: if you have a service-connected disability rating of 10% or higher, you may be exempt from the funding fee entirely. That's a significant savings — confirm your status with the VA before closing. Also note that the funding fee can be rolled into the loan, which affects your monthly payment even if it doesn't come out of pocket at closing.
Mistake #3: Assuming Any Lender Can Handle a VA Loan Well
VA loans are technically available through most lenders, but not every lender is experienced with the specific timelines and requirements that come with a military PCS move. VA appraisals can take longer. MPR (Minimum Property Requirements) inspections add a step. And if a lender isn't familiar with how BAH interacts with qualifying income, you can run into underwriting delays that blow your closing date.
Work with a lender who closes VA loans regularly in Hampton Roads — ideally one who understands the urgency of a 30- or 45-day PCS window. Your agent should be able to refer you to two or three who fit that description. You can also explore more about the Hampton Roads buying process on our blog.
What This Means For You
• Get VA pre-approved — not just pre-qualified — before you start touring homes
• Check your VA disability rating before closing; an exemption could save you thousands
• Ask your lender specifically how many VA loans they closed in the last 12 months
• Build in extra time for VA appraisals — don't lock into a closing date that assumes everything goes perfectly
PCS season in Hampton Roads doesn't slow down for mistakes. A little preparation before you start the search can be the difference between a smooth closing and a very stressful summer.
Frequently Asked Questions
Can I use my VA loan benefit if I've already used it once before?
Yes — VA loan entitlement can be restored after you sell a home and pay off the previous VA loan, or in some cases you can have two VA loans simultaneously if your remaining entitlement is sufficient. Talk to a VA-experienced lender to review your current entitlement status before assuming you're eligible.
How long does a VA loan typically take to close in Hampton Roads?
Most VA loans in Hampton Roads close in 30 to 45 days, but the VA appraisal process can add time compared to a conventional loan. Working with a lender who has established relationships with local VA appraisers and who knows the Hampton Roads market can help keep things on track during a tight PCS window.
Does BAH count as income when qualifying for a VA loan?
Yes — Basic Allowance for Housing (BAH) is typically counted as income when qualifying for a VA loan, which can meaningfully increase your purchasing power. However, lenders handle this differently, and some require documentation showing the BAH will continue for at least 12 months. Confirm how your lender treats BAH early in the process so there are no surprises during underwriting.