Zero down payment, no PMI, and lower rates. Here's everything veterans, active-duty members, and qualifying surviving spouses need to know to use their VA loan benefit in the Triangle.
Jon Tennant
Raleigh-Durham Real Estate
Hey friends. If you are a veteran, active-duty service member, or qualifying surviving spouse and you are not using your VA loan benefit to buy a home in the Triangle, I want to make sure you understand what you are leaving on the table.
The VA home loan is the single best mortgage product available in the United States for the people who qualify for it. Zero down payment, no private mortgage insurance, and consistently lower interest rates than conventional loans. In a market where median home prices in Wake County are around $475,000, this benefit is worth tens of thousands of dollars.
Here is everything you need to know to use it in Raleigh-Durham.
Zero down payment. You can purchase a home in Wake, Durham, and most North Carolina counties with no money down up to the 2026 conforming loan limit of $832,750. That covers the vast majority of Triangle home purchases without any down payment required.
No private mortgage insurance. Conventional loans with less than 20% down require PMI, which often runs $150 to $300 per month or more. VA loans have no PMI. That savings adds up fast over the life of a loan.
Lower interest rates. VA loans typically carry rates 0.25 to 0.5 percentage points below comparable conventional loans because the VA guarantees a portion of the loan to lenders. Over 30 years, that difference is substantial.
Flexible credit standards. Most lenders want to see a 580 to 620 credit score for VA loan approval. The debt-to-income guidelines are also more flexible than conventional programs.
Assumable loan. When you sell, your VA loan can be assumed by a qualified buyer, which could be a major selling advantage if rates are higher at that point in the future.
You may be eligible if you served 90 consecutive days of active duty during wartime, 181 days during peacetime, 6 years in the National Guard or Reserves, or at least 90 days under Title 32 orders with 30 consecutive days served. Certain surviving spouses also qualify.
The VA does not set a minimum credit score. Individual lenders set their own requirements, most commonly 580 to 620.
Step 1. Confirm your eligibility. Your lender can often pull your Certificate of Eligibility directly, or you can apply through the VA.
Step 2. Get pre-approved with a VA-approved lender. Not every lender is experienced with VA loans. Work with one who does them regularly and knows the Triangle market.
Step 3. Find your home. Make sure your purchase agreement includes a VA option clause, which protects you if the VA appraisal comes in lower than the purchase price.
Step 4. VA appraisal. The VA orders an independent appraisal to confirm the home meets minimum property requirements and is valued appropriately. This is separate from your buyer's inspection.
Step 5. Underwriting and closing. The process from signed contract to closing typically runs 30 to 45 days.
North Carolina offers additional programs that can be combined with a VA loan. The NC Housing Finance Agency's NC Home Advantage Mortgage and NC 1st Home Advantage Down Payment programs offer up to $15,000 in assistance to eligible military veterans, which can be applied toward closing costs.
North Carolina also offers a property tax exclusion of $45,000 from the assessed value of the permanent residence for veterans who are 100% service-connected disabled. Check with the county assessor for current eligibility requirements.
Fort Liberty and the Triangle: Fort Liberty (formerly Fort Bragg) is approximately 70 miles southwest of Raleigh, roughly a 75 to 90 minute drive. Many service members and veterans stationed at or separated from Fort Liberty choose to live in the Triangle for the job market, school quality, and quality of life. The BAH for Fayetteville is lower than the Triangle area, so if you are PCSing to Fort Liberty, verify your BAH rate covers your target market before committing to a specific budget.
If you served, this benefit was earned. Use it. In the Triangle real estate market in 2026, the VA loan gives you a meaningful financial advantage over buyers using conventional financing. Zero down payment on a $450,000 home alone represents $15,750 to $45,000 in cash you keep in your pocket depending on what down payment a conventional buyer would need.
I work with veterans and military buyers across the Triangle regularly and work with VA-experienced lenders who know how to structure these transactions correctly. If you want to talk through your situation, reach out.
Talk Through Your VA LoanI work with veterans and active-duty military buyers regularly and partner with VA-experienced lenders. Let's talk through your situation.