Georgia VA Loan Requirements
Complete guide to VA home loans in Georgia — eligibility, zero-down financing, 2026 loan limits, funding fees, and how to use your VA benefit at Georgia’s major military installations.
Who Qualifies for a Georgia VA Loan?
VA loans are available to eligible active-duty service members, veterans, and surviving spouses. Georgia is home to several major military installations, making VA financing one of the most widely used mortgage products in the state. To use a VA loan in Georgia, you must obtain a Certificate of Eligibility (COE) from the Department of Veterans Affairs confirming your service history meets minimum requirements.
Service Requirements
| Service Category | Minimum Service Requirement |
|---|---|
| Active duty (wartime) | 90 continuous days |
| Active duty (peacetime) | 181 continuous days |
| National Guard / Reserves | 6 years of honorable service, or 90 days of active-duty orders under Title 10 or Title 32 |
| Surviving spouse | Spouse of veteran who died in service or from a service-connected disability |
Minimum service requirements vary by era. Most veterans who served 90 continuous days on active duty during wartime — or 181 days during peacetime — qualify. National Guard and Reserve members typically need 6 years of honorable service, or 90 days of active-duty orders under Title 10 or Title 32. Surviving spouses of veterans who died in service or from a service-connected disability may also be eligible for VA home loan benefits.
Georgia VA Loan Limits (2026)
As of January 1, 2020, VA loan limits were eliminated for veterans with full entitlement. This means eligible Georgia veterans with full VA entitlement can borrow as much as a lender approves with zero down payment — regardless of county. Veterans with remaining entitlement from a prior VA loan may be subject to county-based limits, which follow the conforming loan limits set annually by the FHFA.
| County Area | 2026 Conforming Limit | Notes |
|---|---|---|
| Most Georgia counties | $806,500 | Standard limit |
| Forsyth County | $1,209,750 | High-cost area |
| Cherokee County | $1,209,750 | High-cost area |
| Atlanta metro (select counties) | Up to $1,209,750 | Verify with lender |
Georgia Military Installations
Georgia has one of the largest active military footprints in the United States. VA loans are commonly used by service members and veterans stationed at or near the following installations:
- Fort Eisenhower (Augusta) — Formerly Fort Gordon. Home of the U.S. Army Cyber Center of Excellence and NSA/CSS Georgia. One of the fastest-growing installations in the country.
- Fort Moore (Columbus) — Formerly Fort Benning. Home of the U.S. Army Maneuver Center of Excellence and Infantry School. Located adjacent to Columbus/Muscogee County.
- Robins Air Force Base (Warner Robins) — Georgia’s largest industrial complex, employing approximately 26,000 people. Warner Robins and Macon areas have strong VA loan activity.
- Hunter Army Airfield (Savannah) — Home to elements of the 3rd Infantry Division. Savannah has a robust VA loan market with coastal property values.
- Moody Air Force Base (Valdosta) — Located in South Georgia; active and growing installation with surrounding rural communities.
- Marine Corps Logistics Base Albany — Supports Marine Corps logistics operations in Southwest Georgia.
VA Funding Fee (2026)
The VA funding fee is a one-time fee paid to the Department of Veterans Affairs that helps sustain the VA loan program for future generations. It can be financed into the loan or paid at closing. The fee amount depends on your down payment, loan type, and whether this is your first or subsequent use of a VA loan. Current fee tables and eligibility details are always available at the VA’s official home loans page.
| Loan Use | Down Payment | Funding Fee |
|---|---|---|
| First use — Purchase | 0% down | 2.15% |
| First use — Purchase | 5%–9.99% | 1.50% |
| First use — Purchase | 10%+ | 1.25% |
| Subsequent use — Purchase | 0% down | 3.30% |
| Subsequent use — Purchase | 5%–9.99% | 1.50% |
| Subsequent use — Purchase | 10%+ | 1.25% |
| VA Cash-Out Refinance | N/A | 2.15% / 3.30% |
| VA IRRRL (Streamline Refi) | N/A | 0.50% |
Funding fee exemptions: Veterans receiving VA disability compensation (any rating), surviving spouses of veterans who died in service or from a service-connected disability, and active-duty service members awarded the Purple Heart are all exempt from paying the VA funding fee.
Georgia-Specific VA Considerations
Georgia does not have a dedicated state-level mortgage recording tax exemption for VA loans in the same way as some other states. Georgia imposes an Intangible Recording Tax of $1.50 per $500 of loan principal (0.30%) on all new mortgage loans, including VA loans. However, VA loans are subject to lender concession rules — sellers can pay all customary closing costs plus up to 4% in concessions, which can often cover the intangible tax entirely.
Georgia law requires an attorney licensed in Georgia to be present at closing. This is different from many other states and means buyers will incur a real estate attorney fee at closing. For VA loans, the closing attorney fee is a buyer-paid expense but is considered a standard closing cost.
VA Loan vs. Conventional in Georgia
| Feature | VA Loan | Conventional |
|---|---|---|
| Down payment | 0% | 3%–20% |
| Mortgage insurance | None | PMI if <20% down |
| Minimum credit score | Typically 620 (lender overlay) | 620–680+ |
| Debt-to-income ratio | Up to 41% guideline (flexible) | Up to 45–50% |
| Funding fee | Yes (waived for disabled vets) | None |
| Property condition | Must meet VA MPRs | Standard appraisal |
| Occupancy | Primary residence only | Primary, secondary, investment |
VA Minimum Property Requirements (MPRs) in Georgia
All homes purchased with a VA loan must meet VA Minimum Property Requirements, which ensure the home is safe, sound, and sanitary. In Georgia, appraisers will check for adequate heating systems, functioning plumbing and electrical systems, a sound roof, no evidence of wood-destroying pests (a termite inspection is standard), and safe access to the property. Georgia’s humid climate makes moisture and pest inspections particularly important during the VA appraisal process.
How to Apply for a Georgia VA Loan
- Obtain your COE — Get your Certificate of Eligibility through the VA’s eBenefits portal, through your lender using the VA’s ACE system, or by submitting VA Form 26-1880.
- Choose a VA-approved lender — Work with a lender experienced in VA loans who understands Georgia’s attorney-required closing process.
- Get pre-approved — Your lender will verify income, credit, and entitlement before issuing a pre-approval letter.
- Find a Georgia property — Identify a home that meets VA MPRs. Your real estate agent should be experienced with VA purchase contracts.
- VA appraisal — A VA-assigned appraiser will verify the home’s value and MPR compliance.
- Close with a Georgia attorney — Georgia requires a licensed real estate attorney to conduct the closing. Your lender or agent can refer you to a closing attorney.
- Move in — VA loans require the property to be your primary residence, which you must occupy within a reasonable time after closing.
