If you are an active duty service member, veteran, or eligible surviving spouse buying a home in the Triangle, the VA loan is almost certainly your best option. No down payment. No PMI. Competitive rates.
Hey friends. If you are an active duty service member, veteran, or eligible surviving spouse and you are buying a home in the Triangle, the VA loan is almost certainly your best option. No down payment. No PMI. Competitive rates. It is one of the most powerful financial benefits in existence and a lot of military buyers either do not use it or do not fully understand it. Here is how it works in 2026.
A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs. Because the VA guarantees a portion of the loan, lenders take on less risk and can offer better terms than most conventional financing. The VA does not lend the money directly. You borrow from a private lender, and the VA guarantee is what makes the favorable terms possible.
Buyers with full VA entitlement can purchase a home with zero down. On a $450,000 Triangle home, that is $45,000 to $90,000 in cash you do not have to bring to closing compared to a conventional loan.
Conventional loans require PMI if you put less than 20% down. VA loans have no PMI, ever. That is typically $150 to $300 per month in savings on a mid-price Triangle home.
Because the loan is government-backed, VA rates are consistently among the lowest available. Even a quarter-point difference adds up to tens of thousands of dollars over a 30-year loan.
The VA does not set a minimum credit score. Most lenders in the Triangle require a 620 to 670 FICO score for VA loans, which is lower than what many conventional loans demand.
The VA restricts certain fees lenders can charge veterans. And sellers can contribute up to 4% of the loan amount in additional concessions beyond standard closing costs.
The VA home loan benefit can be used multiple times. You can restore your entitlement after paying off a VA loan or in some cases even while carrying an existing one.
Service requirements. You generally qualify with 90 consecutive days of active service during wartime, 181 days during peacetime, or six years in the National Guard or Reserves. Surviving spouses of service members who died in service or from a service-connected disability may also be eligible.
Certificate of Eligibility (COE). This document confirms your eligibility for the VA loan benefit. Your lender can pull it for you in most cases, or you can obtain it through the VA's eBenefits portal.
Occupancy. The home must be your primary residence. VA loans are not available for investment properties or second homes.
If you have full VA entitlement (you have never used a VA loan or you have paid off a prior VA loan and restored your entitlement), there is no VA-imposed loan limit. You can borrow as much as a lender will approve based on your income and credit profile.
If you have partial entitlement (an active VA loan you have not paid off), the standard county limit applies. For all North Carolina counties in 2026, that limit is $832,750 for partial entitlement calculations. Above that threshold a down payment may be required on the portion over the limit.
No Limit
Borrow up to what your lender approves based on income and credit.
$832,750
2026 standard limit for all North Carolina counties.
Most VA borrowers pay a one-time funding fee at closing. This fee replaces the PMI you do not pay monthly and helps sustain the VA loan program. In 2026, the funding fee for a first-time VA loan use with no down payment is 2.15% of the loan amount. On a $400,000 loan that is $8,600, which can be rolled into the loan rather than paid out of pocket.
The funding fee is waived entirely for veterans with a service-connected disability rating of 10% or higher, surviving spouses receiving dependency and indemnity compensation, and certain other eligible categories. Ask your lender to confirm your status before closing.
The Triangle sits within commuting range of Fort Liberty (formerly Fort Bragg), and the Raleigh-Durham area is a common destination for service members and veterans relocating to the region. Lenders in the Triangle are generally experienced with VA loans, but experience levels vary. Ask specifically about a lender's VA loan volume and how many VA purchases they close per year before you commit.
The Triangle's median home prices ($449,000 in Raleigh, $475,000 in Durham as of mid-2026) are well within reach for buyers using the VA loan with no down payment, particularly in communities along the I-40 and I-540 corridors.
Your lender can pull it or you can start at va.gov/housing-assistance/home-loans.
Not every lender is equally skilled with VA transactions. Find one who closes VA loans regularly.
VA appraisals have specific requirements and timelines. A seller concession structure for VA buyers looks different than for conventional buyers. Make sure your agent knows the nuances.
The VA loan is an earned benefit. If you qualify, use it.
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