Military PCS · Hampton Roads
PCS orders to Hampton Roads? Start the home loan before the moving truck.
How VA financing, BAH, and PCS timing fit together when you're buying near Norfolk, Virginia Beach, or the Peninsula. Written from our Virginia Beach office, a few miles from the bases.
Written by the East Coast Mortgage team
How VA financing works on a PCS move
A VA-backed purchase loan is made by a private lender and partly guaranteed by the Department of Veterans Affairs. That guarantee is why VA loans come with terms that are hard to match elsewhere, and why the first step is proving eligibility with a Certificate of Eligibility (COE). Your loan officer can usually request it online in minutes, or you can request it yourself through VA.
VA-backed loans don't carry private mortgage insurance. Most borrowers pay a one-time VA funding fee instead, which can be rolled into the loan, and some borrowers are exempt from it, including veterans who receive VA disability compensation. VA publishes the fee table and the exemptions, linked below, so you can see exactly where you land.
A VA loan is for a home you'll live in, so you'll certify that you intend to occupy it. If your service keeps you from moving in right away, VA's occupancy rules can sometimes be met by a spouse. Tell your loan officer your real report date early so the file is built around it.
BAH, in plain English
Basic Allowance for Housing is set by the Department of Defense from three things: your duty station's ZIP code, your pay grade, and whether you have dependents. DoD publishes new rates each year, and you can look up your exact figure with its BAH calculator.
Many loan programs, VA included, allow BAH to be counted as qualifying income, documented with your Leave and Earnings Statement. How it's counted depends on the program, so let your loan officer run it rather than guessing.
BAH is meant to cover housing costs near your duty station. It is not a target purchase price. Buy on the budget that fits your whole life, including the next set of orders.
Buying before you arrive
Plenty of Hampton Roads buyers go under contract before they ever see the house in person. A few things make that go smoothly:
- Get pre-approved with your orders in hand. Lenders can use official PCS orders to document the move and your income at the new duty station.
- Line up a local agent who can do live video tours and attend the inspection for you.
- Ask early about closing remotely. If you can't be at the closing table, the lender and the settlement agent each have specific power of attorney requirements, and those take time to set up.
- Plan for the VA appraisal. It checks value and VA's minimum property requirements, and it's ordered through VA's system, not chosen by you or the seller.
When the next orders come
Military careers move. Some service members keep their Hampton Roads home as a rental when they PCS out. Whether you can buy your next home with VA while keeping this one depends on your remaining entitlement, which VA explains on its eligibility page. If you plan to grow a rental portfolio later, a DSCR loan qualifies the next property on its rent instead of your paycheck.
VA isn't the only path, either. Depending on your credit, savings, and plans, a conventional or FHA loan can be the better fit. We compare them side by side for your file.
Major installations in the region
Listed for commute planning only. Where you live is your call, and we don't steer anyone toward or away from any part of the region. Our job is the loan.
Naval Station Norfolk
Naval Air Station Oceana and Dam Neck Annex
Joint Expeditionary Base Little Creek-Fort Story
Joint Base Langley-Eustis
Norfolk Naval Shipyard
Naval Weapons Station Yorktown
York County, on the Peninsula
By the numbers
Hampton Roads financing data
Published figures only, each with its source and date. Not a rate quote, and not a commitment to lend.
$832,750
2026 conforming loan limit, one unit
City of Virginia Beach, VA. Above this, a loan is a jumbo. Source: FHFA
$757,850
2026 FHA loan limit, one unit
Virginia Beach-Chesapeake-Norfolk, VA-NC metro area. Source: HUD
National 30-year fixed market average, month-end close
| Month | Conventional | FHA | VA |
|---|---|---|---|
| Aug 2026 | 6.87% | 6.40% | 6.42% |
| Sep 2026 | 7.60% | 7.25% | 7.25% |
| Oct 2026 (to October 8) | 7.50% | 7.17% | 7.18% |
The conventional average moved up 0.63 percentage points between August 31, 2026 and October 8, 2026.
National averages from the Mortgage News Daily daily rate index, as of October 8, 2026. These are market averages for top-tier borrowers, not East Coast Mortgage rates and not an offer of credit. Your rate depends on your credit, loan amount, property, and the market on the day you lock. Weekly market recaps
All seven Hampton Roads cities on this page share the same 2026 limits: they sit in the same FHFA county tier and the same HUD metro area.
Common questions
Do I need my PCS orders before I get pre-approved?
No, but having them helps. Orders document the move and your income at the new duty station, which makes the pre-approval stronger and the letter more useful to a seller.
Can I buy a home in Hampton Roads before I arrive?
Yes. Many buyers tour by video, have their agent attend the inspection, and close remotely. The key is setting up any power of attorney early, since lenders and settlement agents each have their own requirements.
Is BAH counted as income on a mortgage application?
Often, yes. Many programs, including VA, allow BAH to be counted as qualifying income with your Leave and Earnings Statement. Exactly how it's counted depends on the program.
Do I have to pay the VA funding fee?
Most VA borrowers do, as a one-time fee that can be financed. Some are exempt, including veterans receiving VA disability compensation. VA's funding fee page lists the current amounts and exemptions.
Keep going
No Down Payment for Military Families
Active-duty service members, veterans, and some spouses can buy with $0 down and no mortgage insurance.
Conventional LoanThe Standard Option
For buyers with solid credit and some savings. Usually the lowest-cost choice if you qualify.
FHA LoanEasier to Qualify For
A lower credit score and a smaller down payment are OK. A common choice for first-time buyers.
DSCR LoanQualify on the Property, Not Your Paycheck
The rental income the property brings in can qualify the loan, even if your personal income doesn't fit a typical file.
Sources
- VA: VA home loans
- VA: Eligibility for VA home loan programs
- VA: How to request a Certificate of Eligibility
- VA: VA funding fee and closing costs
- VA: VA-backed purchase loan
- Department of Defense: Basic Allowance for Housing (BAH)
- Department of Defense: BAH rate lookup
- Military OneSource: PCS and moving support
- FHFA: Conforming loan limit values
- HUD: FHA mortgage limits lookup
General information, not advice for your specific situation. Program rules come from the agencies above and from each lender, and they change. A licensed loan officer confirms what applies to you.
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