PCSing to NSA Mid-South or planning a move to Millington? You can use your VA benefit to buy with little or no money down, but the process has a few steps that work best when you plan ahead. You want clear answers on eligibility, the COE, appraisals, repairs, and timelines in Shelby County. This guide walks you through each stage, adds local tips for Millington homes, and helps you avoid common delays. Let’s dive in.
Updated December 2025.
Why VA loans work in Millington
If you serve or support Naval Support Activity Mid-South, a VA loan can be a powerful tool. VA loans are government backed and offered by VA-approved lenders, which often means competitive rates and limited upfront cash. They are designed for eligible service members, veterans, and certain surviving spouses buying a primary residence. In Millington, that can translate to a smoother path to a single-family home close to base and Memphis-area amenities.
Local housing details matter too. Parts of Shelby County fall within FEMA flood zones and will need a flood determination, and possibly flood insurance. Many Millington homes were built before 1978, so lead-based paint rules can apply. Your agent and lender can help you check these items early to protect your timeline and budget.
VA loan basics you should know
VA loans are not made by the VA. The VA guarantees a portion of the loan while a VA-approved lender provides the financing. You still complete a full mortgage application, but your benefit may reduce cash needed to close.
Key items to understand:
- Eligibility and COE. VA loan eligibility is based on your service history and discharge status. You confirm this with a Certificate of Eligibility. You can review program details on the VA’s home loan overview and eligibility.
- Funding fee. Most borrowers pay a one-time VA funding fee at closing, which can be financed. Some borrowers are exempt. See current rules on funding fees and closing costs.
- Occupancy. You must occupy the home as your primary residence, usually within 60 days, with limited exceptions such as deployment.
- Loan types. Most buyers use a VA purchase loan. Learn more on the VA’s purchase loan page.
Step-by-step: Your Millington VA homebuying plan
1) Gather documents (1–3 days)
Start by confirming your service details and collecting financial paperwork. You will likely need a DD-214, Statement of Service for active duty, recent pay stubs, two years of W-2s or tax returns if self-employed, bank statements, and a valid ID. If you receive VA disability income, include your award letter since it can affect your funding fee.
Local tip: Ask your agent to flag properties with potential repair items early, especially older homes with roof, electrical, or paint concerns.
2) Request your COE (same day to 2 weeks)
You or your lender can request your Certificate of Eligibility. Going through your lender is often fastest because they can resolve minor documentation issues. You can also apply online using the VA’s how to apply guide.
3) Get pre-approved (1–7 days)
A pre-approval letter shows sellers you are qualified to buy. Your lender will verify income, credit, and assets to set a target price and payment range. Choose a lender with strong VA experience to reduce underwriting friction.
4) Start your home search (timeline varies)
Focus on neighborhoods and commute routes that fit your daily life. Ask your agent to watch for VA appraisal considerations, such as safety items and obvious repair needs. If you are relocating on a tight schedule, request live video tours and recorded walkthroughs to keep momentum.
5) Write and negotiate your offer (1–7 days)
Your offer should include the right contingencies for inspection and appraisal. Your agent will confirm with the seller how any VA-required repairs would be handled if the appraisal notes issues. Clarity at this stage can save weeks later.
6) Appraisal and underwriting begin (appraisal 7–21 days, report 1–2 weeks)
Your lender orders a VA appraisal to confirm value and check Minimum Property Requirements. The appraisal is not a home inspection. If repairs are required, the seller usually completes them before closing or you negotiate options with your lender and agent. Timing depends on repair scope and contractor availability.
7) Get a full home inspection (during your contingency window)
Always hire a licensed inspector. The inspection looks deeper at roof life, foundation, HVAC, plumbing, electrical, and future maintenance. In parts of Tennessee, termite inspections are common and may be required by the lender.
8) Clear conditions with your lender (7–30+ days)
Your underwriter may request updated documents or proof of repair completion. Respond quickly to keep your file moving. Your agent and lender should stay in close contact if repairs are underway.
9) Close on your home (30–45 days from contract, varies)
Once final approval is issued, you will sign closing documents and pay any remaining costs. If the funding fee applies, it is paid at closing or rolled into the loan. Confirm your move-in plan with your lender if you are deploying or arriving later than 60 days.
10) Move in and confirm recordation
After closing, the deed records with the county, and your lender funds the loan. Keep your closing package and occupancy documentation for your records.
Appraisal, inspection, and repairs: what to expect
A VA appraisal is required and aims to protect you and the lender from major defects or unsafe conditions. Common items that trigger repairs include roof leaks, unsafe electrical or plumbing, HVAC that does not operate, structural concerns, broken windows, and active pest damage. Painted surfaces with chipping paint on pre-1978 homes may need repair to address lead-based paint hazards.
Your independent inspection may find additional items that do not affect VA financing but still matter to your budget. If the appraisal requires repairs, the seller typically completes them before closing. Some lenders allow limited repair escrows, depending on the repair type and investor rules. Your agent and lender will coordinate the best path.
Local checks for Shelby County homes
Do these property-specific checks early:
- Flood zones. Use the FEMA Flood Map Service Center to see if a property sits in a floodplain. Flood insurance may be required by your lender if it does.
- Year built and paint. Homes built before 1978 require lead-based paint disclosures and may need paint stabilization if surfaces are deteriorated.
- Termite history. Pest inspections are common in the area. Ask for any prior treatment records and keep your inspection window long enough to complete a termite check.
- Taxes and records. Confirm the current assessed value, exemptions, and deed history with Shelby County sources. Your title company and agent can help you pull the right records.
- Utilities and HOA. Verify utility providers, expected utility costs, and any homeowners association rules or fees.
Timeline: what most buyers experience
The timeline below shows typical ranges. Your exact schedule depends on appraisal availability, repair scope, and how fast documents flow between parties.
- COE request: immediate to 2 weeks
- Pre-approval: 24 hours to 7 days
- Home search and offer: days to months
- Appraisal scheduling: 7–21 days after order
- Appraisal report: 3–7 days after the visit
- Underwriting and conditions: 7–30+ days
- Contract to close: 30–45 days is common, allow up to 60 if repairs are involved
Pro tips to keep your VA purchase on track
- Get your COE and pre-approval before you tour homes. This strengthens your offer and sets a realistic budget.
- Choose a VA-savvy lender and an agent who closes VA loans regularly. Experience prevents small issues from becoming big delays.
- Never skip the inspection. The VA appraisal does not replace a full home inspection.
- Check flood status and age-related risks early. Use FEMA’s map for flood, and plan extra time for older homes that may need paint or safety fixes.
- Align on repairs at offer time. Ask the seller to confirm how repairs will be handled if the appraisal calls them out.
- If you are relocating on a tight timeline, use virtual showings and recorded walkthroughs so you can write offers with confidence.
How The Clark Team helps VA buyers
You need local guidance and fast communication to keep your PCS or relocation on schedule. Our team coordinates video tours, schedules inspections quickly, and stays in sync with your lender and title company so underwriting and repairs do not stall your file. We also flag flood zone status, age-related repair risks, and HOA details early, which helps you write stronger offers.
Ready to start your VA home search in Millington or nearby suburbs? Reach out to Kevin & Alli Clark - The Clark Team for a focused plan, property alerts, and on-the-ground support from offer to closing.
FAQs
How do I get my VA Certificate of Eligibility fast?
- Ask your lender to request it electronically or apply online using the VA’s how to apply for a COE. Lender requests are often the quickest.
Do I need a down payment with a VA loan in Millington?
- Many buyers do not need a down payment if they have full entitlement. Your lender will confirm your entitlement and any local pricing considerations.
What is a VA appraisal and can it stop my purchase?
- A VA appraisal checks value and basic safety, soundness, and sanitation. If required repairs are noted, they must be addressed before closing or handled through an approved alternative with your lender.
Who pays for the VA appraisal and inspections?
- Buyers usually pay the appraisal fee and hire their own home inspector. Pest inspections may be required by the lender in some cases.
What is the VA funding fee and who is exempt?
- The funding fee is a one-time cost that most borrowers pay at closing, and it can be financed. Some borrowers are exempt. See the VA’s current funding fee and closing costs.
How long does a VA purchase take from contract to close?
- Many VA loans close in about 30–45 days. Expect more time if the appraisal requires repairs or underwriting requests additional documentation.
Can I use a VA loan for a rental or investment property?
- Generally no. VA loans must be used for a primary residence and include an occupancy requirement.
I used a VA loan before. Can I get another one?
- Possibly. You may restore entitlement after selling and paying off the prior VA loan or by meeting VA criteria. Review the VA’s home loan overview and ask your lender about your specific scenario.
