PCSing to Fort Sill and wondering how your VA loan actually works in Elgin and across Comanche County? You are not alone. Between eligibility rules, appraisals, and local property quirks like wells and septic systems, it can feel like a lot. This guide breaks down the essentials so you can shop with confidence, move on schedule, and make a smart, safe purchase close to post. Let’s dive in.
Why VA loans matter near Fort Sill
VA loans are a benefit backed by the U.S. Department of Veterans Affairs. The VA guarantees a portion of your mortgage, which reduces risk for the lender. That guarantee helps you access features like no required down payment in many cases, competitive rates, and limited seller-paid closing costs.
Around Fort Sill, VA financing is common. Many buyers use it to purchase a primary residence in Elgin, Lawton, or other nearby towns. A VA-savvy team can help you time your offer around PCS windows and negotiate repairs tied to VA requirements.
Who qualifies and how to get your COE
Eligibility depends on your service history, discharge status, and length or type of service. Active-duty service members, veterans, certain Reservists and National Guard members, and some surviving spouses may qualify.
You will need a Certificate of Eligibility, or COE, to show your entitlement. You can request a COE through VA.gov or have your lender request it for you, often electronically. If your service includes short or mixed periods, confirm the specifics with your lender or the VA to avoid delays.
Entitlement and loan limits
Your “entitlement” is the amount the VA will guarantee. If you have full entitlement, recent policy changes removed county loan limits for your purchase price. If you have remaining entitlement from a prior VA loan, the rules get more complex. Lenders may also apply their own overlays. Ask your lender to review your exact entitlement and how it affects your maximum purchase power.
The funding fee and exemptions
Most VA loans include a one-time funding fee that helps sustain the program. The percentage depends on factors like your service category, whether it is your first use or a subsequent use, and any down payment you choose to make. Some borrowers are exempt, including many with service-connected disabilities and some surviving spouses.
You can pay the funding fee at closing or roll it into the loan amount. Because rates and rules can change, check the current funding fee guidance on VA.gov or with your lender.
What you can buy with a VA loan
VA loans are for primary residences. You can buy different property types as long as they meet VA standards and you occupy the home.
Single-family and multi-unit
You can purchase a single-family home or up to four units if you live in one unit as your primary residence. The property must meet VA’s Minimum Property Requirements and local standards.
Manufactured homes in Comanche County
Manufactured or mobile homes can be eligible if they meet VA rules. Common requirements include a permanent foundation and title conversion to real property. Because manufactured homes are more common around smaller towns, confirm eligibility with your lender early to avoid surprises.
Condos and approvals
The condo project must be on the VA’s approved list or obtain approval. Association finances and special assessments can affect underwriting. Ask your agent and lender to verify approval at the start.
Occupancy and investment use
The home must be your primary residence. Investment properties are not eligible unless you live in one of the units in a multi-unit purchase.
Appraisal vs. home inspection
The VA appraisal and a home inspection serve different purposes. You should plan for both.
What the VA appraisal checks
A VA appraisal confirms the home’s value and whether it meets VA Minimum Property Requirements. Appraisers look for health and safety issues, sound structure, safe access, working utilities, and a functioning heating system. They will flag items like severe roof damage, major foundation problems, or lead-based paint hazards in certain homes.
If the appraiser lists required repairs, your lender will not close until those items are addressed or properly resolved.
Why you still need a home inspection
A home inspection is ordered by you and performed by a licensed inspector. It is more detailed than an appraisal and covers systems like roof, foundation, electrical, plumbing, HVAC, and pests. An inspector can surface repair needs that the appraisal does not cover. Inspections are optional but strongly recommended.
Repairs, negotiations, and timelines
If the appraisal or inspection reveals issues, you and the seller will negotiate repairs, credits, or a price change. Some repairs can be escrowed for completion after closing if allowed by the lender and VA, but many must be finished before closing. Appraisal timelines vary by market conditions and appraiser availability, especially in rural areas, so build in extra time.
Local issues to watch in Elgin and Comanche County
Buying near Fort Sill comes with a few local checkpoints that can save you time and money.
Wells and septic systems
Properties on acreage or outside city services often use private wells and septic systems. Your lender will require these systems to be functional and meet local health standards. Plan for a septic inspection and a well flow test when applicable. These items often drive post-inspection negotiations.
Flood zones and county records
Check FEMA flood maps for any flood-zone designation. Flood insurance may be required if the home sits in a designated zone. It is also smart to review Comanche County records for deeds, plat maps, tax information, and any easements that affect the property.
Acreage and agricultural use
VA loans are for residential use. If you want acreage, clarify how you plan to use the land. Extensive agricultural or commercial activity, or income-producing features, can complicate underwriting.
PCS cycles and timing
Inventory and demand can shift with PCS schedules. A team experienced with Fort Sill relocations can help you target listings that fit your timeline and manage appraisal and repair steps without slipping your report date.
Get preapproved faster
The right prep lets you write stronger offers and close on time.
Choose VA-experienced pros
Select a lender experienced with VA underwriting and closings in the Lawton–Fort Sill area. Work with an agent who knows VA addenda, Minimum Property Requirements, and common repair negotiations. Local experience helps keep your timeline on track.
Preapproval document checklist
Have these ready before you shop:
- Certificate of Eligibility, or proof your lender has requested it
- Proof of income: Leave and Earnings Statement for active duty, recent pay stubs, and two years of W-2s; tax returns if self-employed
- Documentation for additional income such as BAH or BAS if your lender will count them
- Two months of bank statements; statements for retirement funds if used for reserves or costs
- List of debts, plus child support or alimony obligations if applicable
- Driver’s license or ID, Social Security number, and contact info
- PCS orders, deployment dates, and command contact if requested
Military-specific time savers
- Request your COE early so it does not hold up underwriting.
- Clarify how the lender treats allowances like BAH and BAS.
- If you are deployed or in transit, set up a reliable point of contact and confirm if a power of attorney is needed for signatures.
- Reservists and Guard members should gather documents showing activation status and drill pay records if relevant.
What underwriters review
- Debt-to-income ratio: Lower is better, even though VA is flexible compared to some loan types.
- Credit history: The VA does not set a universal minimum score, but many lenders do. If you have past credit issues, be ready with explanations and proof of re-established credit.
- Residual income: VA underwriting checks that you have income left over after major expenses. Thresholds vary by family size and region, so confirm with your lender.
- Self-employment: Expect two years of tax returns, year-to-date financials, and proof of business stability.
Speed tips for a smooth closing
- Send a complete package at application: COE, LES, W-2s, bank statements.
- Consider locking a rate after preapproval if market volatility is a concern.
- Use local title and closing companies familiar with military documentation.
- Ask about lender overlays and compare a few VA lenders for turn times and terms.
Refinancing and assumability
VA loans can be refinanced in several ways. A rate-and-term refinance or the Interest Rate Reduction Refinance Loan can help lower payments when rates drop. Cash-out options let you tap equity if you qualify. VA loans are also generally assumable with lender and VA approval, which can help when selling. Be sure to discuss how an assumption could affect your future entitlement.
Step-by-step: your first 10 days in market
Use this simple plan to hit the ground running:
- Day 1–2: Choose a VA-experienced lender and request your COE.
- Day 1–3: Gather LES or pay stubs, W-2s, bank statements, and orders.
- Day 3–4: Get preapproved and clarify how your lender treats BAH/BAS.
- Day 4–5: Meet your agent to align budget, neighborhoods, and timeline.
- Day 5–7: Tour homes that fit VA requirements and your PCS window.
- Day 7–8: Make an offer; include room for appraisal and inspection timelines.
- Day 8–10: Schedule inspection; prepare for possible repair negotiations.
How The Wright Team helps
You deserve a predictable, people-first process. As a founder-led, family-focused team based in Lawton, we combine local expertise with proven systems that serve military families every PCS season. Our vendor network helps you move quickly on inspections, well and septic checks, and repair quotes. If you plan to rent before buying or keep a former home as a rental, our in-house property management arm can support that transition.
If you are ready to start your VA loan search in Elgin or across Comanche County, connect with The Wright Team for clear next steps and local guidance.
FAQs
Do VA loans require a down payment in Elgin?
- Often no if you have full entitlement, though lender rules and property type can affect this.
What is a VA Certificate of Eligibility and how do I get it?
- The COE proves your VA entitlement; you or your lender can request it through VA channels to start your loan.
How is a VA appraisal different from a home inspection?
- The VA appraisal checks value and Minimum Property Requirements, while an inspection provides a deeper review of condition and systems.
What happens if the VA appraiser requires repairs?
- You and the seller negotiate fixes or credits; many items must be completed before closing per lender and VA rules.
Can I buy a multi-unit property with a VA loan near Fort Sill?
- Yes, up to four units if you will occupy one unit as your primary residence and the property meets VA requirements.
Are VA loans assumable when I sell later?
- Generally yes with lender and VA approval, but discuss how an assumption may affect your future VA entitlement.
