VA Loan
For eligible service members, veterans and some surviving spouses. Often requires no down payment and no private mortgage insurance. Extremely common in this region.
Buying a home in Coastal Virginia.
Whether it’s your first home or your fifth, you deserve to understand every step before you take it. Here’s how the process works and what to expect.
The Process
From first question to front door key.
Buying a home follows a predictable path. Knowing the sequence ahead of time removes most of the stress.
1
Get pre-approved
A lender reviews your finances and confirms your real budget. This comes before touring homes.
2
Fill out initial paperwork and disclosures
We’ll review and complete the initial paperwork and required disclosures together so you understand the process, expectations, and important information before moving forward.
3
Define your search
We separate genuine must-haves from preferences and narrow down the right neighborhoods.
4
Tour homes
We see properties together. I point out both the good and the concerns I notice.
5
Make an offer
I prepare a comparable analysis so your offer is competitive without overpaying.
6
Inspect & close
Inspection, appraisal, final walkthrough and settlement. I coordinate every deadline.
Start Here
The Home Buyer Roadmap.
This is the guide I give every buyer client. It walks through the full process in plain language: what pre-approval actually involves, how to evaluate a home beyond the finishes, what happens during the inspection period, and what to expect on closing day.
It’s free, there’s no email required, and you’re welcome to it whether or not we ever work together.
- Understanding what you can genuinely afford
- What to look for during showings
- Making a competitive offer
- Inspections, appraisals and contingencies
- What actually happens at closing
Loan Options
Ways to finance a home in Virginia.
Most buyers have more options than they realize. Here are the ones I see most often in Hampton Roads.
FHA Loan
Down payments starting near 3.5 percent with more flexible credit requirements. A frequent path for first-time buyers still building credit history.
Conventional
Some programs start at 3 percent down. Typically the lowest long-term cost if you have solid credit and stable income.
Assistance Programs
Virginia Housing and USDA rural programs can help with down payment and closing costs for qualifying buyers in certain areas.
Loan program details and eligibility change over time. I’ll connect you with a trusted local lender who can review your specific situation and confirm what you qualify for today.
Buyer Resources
Helpful when you’re moving.
Home Buyer Roadmap
The complete buying process explained step by step, from pre-approval through closing day.
Hampton Roads Utility Contacts
Every utility provider across the region in one list, so you can set up service before move-in day.
Change of Address Checklist
Everyone you need to notify when you move, organized so nothing important gets missed.
Buyer Questions
What buyers ask me most.
It depends on your loan. VA loans often require nothing down for eligible service members and veterans. FHA starts around 3.5 percent, and some conventional programs start at 3 percent. Virginia Housing also offers down payment assistance for qualifying buyers. The 20 percent figure people often assume is not a requirement for most programs. I can connect you with a trusted local lender who can provide more information.
Once your offer is accepted, closing typically takes 30 to 45 days. The search itself varies far more. Some clients find the right home in two weeks, others take several months. Being pre-approved and clear on your criteria shortens it considerably.
Yes, and it’s required before we tour homes. Pre-approval tells you your actual budget rather than an estimate, and it shows sellers you’re serious. In competitive situations most sellers won’t consider an offer without one attached.
Buyer closing costs in Virginia generally run about 2 to 5 percent of the purchase price. That covers lender fees, title work, recording fees, the appraisal, and prepaid property taxes and insurance. Your lender provides a detailed written estimate early on, and in some situations we can negotiate seller credits toward these costs.
It depends on the numbers and each individual situation. The Hampton Roads area is buffered from a lot of national trends because of our military community. I’ll talk through it with you so you can make the best decision.
Let’s Talk
Ready when you are.
Whether you’re months away or ready to move now, a conversation costs nothing and usually answers more than you expect.