Why a VA loan is the right move after deployment
Coming home from a deployment is a busy stretch, and buying a house on top of it can feel like one more thing you do not have time for, so the good news is that the loan you earned through your service is built to make this part easier. A VA loan lets eligible buyers finance 100% of the purchase price with $0 down and no monthly mortgage insurance, and at PBT Bancorp we work with Veterans, active-duty service members, National Guard and Reserve members, and surviving spouses every day to put that benefit to work. We have helped over 3,000 families find a home or refinance and save money, and a lot of those families were starting fresh after a deployment or a PCS move, so this is familiar ground for us.
Getting qualified before you start house hunting
The first real step is to find out where you stand, and that takes us about 15 minutes once we have a few basic details about your service and your finances. We will pull your Certificate of Eligibility (COE) as part of getting you qualified, so that is one less form for you to chase down while you are settling back in. From there we look at your income and your credit, and this is where the lender you choose makes a real difference. Most lenders want a 640 credit score or higher, while our minimum credit score is 500 on VA purchases and cash-out refinances, which means we can often help families that a bigger lender already turned away. Of course, the higher your score, the better your pricing will typically be, but a lower score does not automatically close the door.
Walking through the rest of the process
Once you are qualified, we give you a pre-qualification letter you can hand to your real estate agent, and that letter tells sellers you are a serious buyer who is ready to close. We always suggest you reach out to us before you start talking to an agent, because knowing your real numbers up front keeps you from falling in love with a house that sits outside your budget. After you find the home and your offer is accepted, the appraisal gets ordered at underwriting, which confirms the home is worth the price and meets basic VA standards for safety and structural soundness. We handle the underwriting and approval from there, and we keep you in the loop the whole way so closing day is not a surprise.
Buying while you are still deployed or relocating
Plenty of military buyers start this process while they are still overseas or in the middle of a move, and that is something we are used to working around. If you cannot be present to sign, a power of attorney lets a trusted spouse or family member handle the closing on your behalf, and we will walk you through exactly how to set that up. Staying in close contact with your loan officer and your agent matters most here, so we make ourselves easy to reach by phone, email, or text, whatever works for your schedule and your time zone.
Why families choose PBT Bancorp
We are an FDIC member bank and a wholesale broker with access to over 35 wholesale lenders, so we can shop your loan and find the best deal rather than handing you a single take-it-or-leave-it rate. Something many service members may not realize is that the larger the lender, the higher the closing costs often are, and because we shop the loan we are usually able to keep your costs lower. We are also able to close most VA loans in 2 to 3 weeks from start to finish, while many bigger lenders take 30 days or longer, and we are licensed in all 50 states so we can stay with you even if your next set of orders moves you across the country.
Ready to plan your next step
If you are coming off a deployment and thinking about buying, the easiest move is to let us check where you stand before you do anything else. Give us a call at 800-697-4371 or fill out our online pre-qualification form, and we can usually tell you in about 15 minutes. Thank you for your service, and let us help you turn the benefit you earned into the keys to your home.
Buying around military life
Can I buy a home while deployed?
Yes, with a power of attorney your spouse or representative can sign on your behalf, and we have closed loans for service members overseas. It takes planning, but deployment does not have to delay the purchase.
Does deployment income count toward qualifying?
Recurring pays documented on your LES generally count, while short-term deployment-specific income is weighed case by case based on whether it will continue. We go through the LES line by line with you.
Should I buy near a base if I might PCS?
Base-adjacent homes tend to rent quickly to the next rotation of families, which gives you a real exit plan. Plenty of military families keep the home as a rental after orders and use remaining entitlement at the next station.
What happens to my loan if I get orders mid-purchase?
Tell us immediately, because timing options exist. We close most VA loans in 2 to 3 weeks, which often beats the report date, and if it cannot, we talk through whether to push forward, pause, or change the plan.
Talk to a VA loan specialist
Real person, no credit pull, no obligation. Takes 30 seconds.
What do you need help with?
Thank you for your interest. We will be in contact as soon as possible.
Prefer not to wait? Call 800-697-4371 or text us at (800) 697-4371.
Want a real answer for your numbers?
Ask Mike to look at your VA loan options.
No credit pull, no obligation. We can usually tell you the next step in a few minutes.