$0 Down · No PMI · Veteran-Owned
VA Loans in Georgia
Georgia fields one of the largest military footprints in the country — Fort Moore's Maneuver Center of Excellence in Columbus, Fort Eisenhower's Cyber Command home in Augusta, Fort Stewart's 3rd Infantry Division near Savannah, Robins AFB in Warner Robins, Moody AFB in Valdosta, and the Atlantic sub fleet at Kings Bay. Over 600,000 veterans call Georgia home.
662K
Georgia Veterans
8
Military Installations
$0
Down Payment
$832,750
2026 Baseline Limit
Why Georgia
A VA team that knows Georgia’s military markets
Georgia's military-town price points are among the friendliest in the nation for $0-down buying: Columbus, Hinesville, Warner Robins, and Valdosta all sit well below the national median, while Savannah's Pooler-Richmond Hill growth ring and Augusta's cyber boom offer stronger appreciation with prices full entitlement easily covers.
Columbus and Fort Mitchell serve Fort Moore's infantry and armor schools; Grovetown and Evans absorb Fort Eisenhower's cyber and signal growth outside Augusta; Hinesville and Richmond Hill house the 3rd ID from Fort Stewart while Savannah's Hunter Army Airfield keeps aviation in town. Warner Robins exists because of the Air Logistics Complex, Valdosta hosts Moody's rescue and attack wings, and St. Marys–Kingsland serve the ballistic-missile submarine base at Kings Bay.
Beyond the Loan
More Georgia benefits you earned
The VA loan is one piece of what Georgia owes its veterans. Here’s the rest of the stack — worth real money every year:
Income Tax
Retirement exclusion
Georgia excludes a substantial portion of military retirement pay for younger retirees, layering onto large general retirement exclusions at 62+.
Vehicle
Free DV plate
Free disabled-veteran plate with ad valorem tax exemption on one vehicle for qualifying disabled veterans.
Recreation
Honorary licenses
Free lifetime hunting/fishing licenses for qualifying disabled Georgia veterans; discounted state park access.
Business
Occupation tax waiver
Business/occupation license fee exemptions for qualifying disabled veterans starting a Georgia business.
Benefit rules and amounts change with each legislative session — confirm current details with the Georgia Department of Veterans Service. When you work with us, we walk through which of these apply to your purchase and your budget.
Official VA Data
Georgia VA lending, by the numbers
27,653
VA Loans Closed (FY2025)
$9.8B
VA Dollars Guaranteed (FY2025)
$354K
Average VA Loan
662,381
Veterans in GA
Georgia veterans closed 27,653 VA loans in fiscal year 2025 — 15,624 of them home purchases — and the VA paid $6.9 billion in disability compensation and pension to Georgia veterans in FY2024. Every veteran receiving that compensation is exempt from the VA funding fee.
Sources: VA Loan Guaranty loans-by-state report, FY2025 · VetPop2023 state projections (NCVAS) · VA Geographic Distribution of Expenditures, FY2024.
Bases We Serve
Military installations in Georgia
Every installation below anchors a housing market our team lends in — PCS moves, first purchases on BAH, and buy-then-rent strategies included.
Army
Fort Moore
Serving Columbus · Fort Mitchell
VA loan guide →
Army
Fort Eisenhower
Serving Augusta · Grovetown
VA loan guide →
Army
Fort Stewart
Serving Hinesville · Richmond Hill
VA loan guide →
Army
Hunter Army Airfield
Serving Savannah
VA loan guide →
Air Force
Robins Air Force Base
Serving Warner Robins
VA loan guide →
Air Force
Moody Air Force Base
Serving Valdosta
VA loan guide →
Navy
Naval Submarine Base Kings Bay
Serving St. Marys · Kingsland
VA loan guide →
Air Force
Dobbins Air Reserve Base
Serving Marietta
VA loan guide →
2026 BAH Rates
Compare BAH across Georgia’s installations
BAH is set per housing area, not per state — and it counts as qualifying income on a VA loan. Here’s how Georgia’s duty stations compare at key pay grades.
| Installation | E-4 | E-5 | E-6 | E-7 | O-3 |
|---|---|---|---|---|---|
| Fort Moore | $1,635 | $1,716 | $1,977 | $2,004 | $2,058 |
| Fort Eisenhower | $1,809 | $1,890 | $2,157 | $2,190 | $2,250 |
| Fort Stewart | $2,175 | $2,310 | $2,439 | $2,493 | $2,598 |
| Hunter Army Airfield | $2,235 | $2,415 | $2,652 | $2,685 | $2,745 |
| Robins Air Force Base | $1,692 | $1,800 | $1,878 | $1,992 | $2,199 |
| Moody Air Force Base | $1,503 | $1,524 | $1,917 | $1,950 | $2,004 |
| Naval Submarine Base Kings Bay | $2,016 | $2,133 | $2,157 | $2,250 | $2,418 |
| Dobbins Air Reserve Base | $2,259 | $2,388 | $2,709 | $2,730 | $2,745 |
2026 monthly BAH, with dependents, from official DoD (DTMO) rate data. Click any installation for all 24 pay grades, without-dependents rates, and a payment-vs-BAH estimator for that housing area.
2026 Program Facts
What the VA loan gets you in Georgia
$0 Down Payment
Buy with no down payment on loans within your entitlement — the signature VA benefit.
No PMI
VA loans never charge monthly private mortgage insurance, keeping payments lower than FHA or low-down conventional.
Competitive Rates
The VA guaranty lets lenders price VA loans below comparable conventional rates for most borrowers.
Flexible Credit
The VA sets no minimum credit score — guidelines focus on residual income and the whole picture.
Limited Closing Costs
The VA restricts which fees veterans can be charged, and sellers may pay all of them plus concessions.
Reusable for Life
VA entitlement is a lifetime benefit — it can be restored and reused, and you can hold more than one VA loan at once.
VA loan vs. conventional in Georgia
| Feature | VA Loan | Conventional |
|---|---|---|
| Down payment | $0 required | 3–20% (20% to avoid PMI) |
| Monthly mortgage insurance | Never | Required under 20% down |
| Minimum credit score | None set by VA | Typically 620+ |
| Interest rates | Typically below conventional | Higher without large down payment |
| Upfront fee | Funding fee 2.15% first use (waived with disability rating) | None |
| Prepayment penalty | Never | Rare, but possible |
| Loan limit | None with full entitlement | $832,750 baseline (2026) |
| Assumable by a buyer | Yes — VA loans are assumable | Generally not |
2026 VA loan limits in Georgia
With full entitlement, the VA does not cap your loan amount — county loan limits only apply when you have reduced entitlement (an existing VA loan or a prior default). For reduced-entitlement borrowers, the 2026 baseline county limit is $832,750, and designated high-cost counties range up to $1,873,675.
The VA funding fee, plainly
- First use, under 5% down: 2.15%
- Subsequent use, under 5% down: 3.30%
- With 5% down: 1.50% · with 10% down: 1.25%
- Streamline refinance (IRRRL): 0.50%
Veterans receiving VA disability compensation at any rating are fully exempt from the funding fee, as are eligible surviving spouses and Purple Heart recipients on active duty.
Where We Lend
Georgia cities we serve
From base-gate communities to the metros veterans choose after service, these are the Georgia markets where our VA lending is most active.
- Columbus~$177K
- Augusta~$189K
- Grovetown~$307K
- Evans~$410K
- Hinesville~$240K
- Richmond Hill~$424K
- Savannah~$327K
- Pooler~$347K
- Warner Robins~$216K
- Valdosta~$215K
- St. Marys~$314K
- Kingsland~$300K
- Marietta~$481K
- Atlanta~$387K
Typical home values: Zillow Home Value Index, 2026-06.
Straight Answers
Georgia VA loan questions, answered
Is there a VA loan limit in Georgia?
Not with full entitlement. With reduced entitlement, every Georgia county uses the 2026 baseline of $832,750 — multiples of the typical Columbus or Hinesville purchase price.
Where do Fort Moore families buy?
Columbus's north side, Fortson, and Midland on the Georgia side, plus Fort Mitchell and Phenix City in Alabama minutes from post — we're licensed in both states, so we lend on either side of the river.
Is Augusta a smart buy with Fort Eisenhower growing?
Cyber Command's buildout has driven steady demand in Grovetown, Evans, and Martinez for a decade. Prices remain below the national median with unusually reliable tenant demand if you later PCS and rent it out.
Can I use BAH to qualify near Fort Stewart?
Yes — BAH counts as qualifying income, and Hinesville price points mean E-4 and E-5 BAH with dependents covers typical payments, often with room to spare.
Does Georgia tax military retirement?
Georgia exempts a substantial portion of military retirement income for retirees under 62 and offers large retirement-income exclusions at 62+. Combined with the disabled-vet homestead exemption, Georgia retirement math is strong.
Ready When You Are
Start your Georgia VA loan with a team that’s worn the uniform
Get a clear pre-approval, honest numbers, and a VA process handled by people who understand PCS timelines and military life firsthand.