VA Loans in Richmond, VA
Richmond is the fastest housing market PBT Bancorp serves anywhere in the country. Redfin clocked the city at 12 days from listing to contract in May 2026, on a $426,000 median with barely 1.3 months of supply. No base drives this market, what drives it is a capital-city economy and nearly 72,000 veterans across the metro, anchored by the Richmond VA Medical Center on Broad Rock Boulevard. For a Veteran buying here, the difference between winning and losing a house is measured in hours of preparation, and that is precisely where we earn our keep.
- 35+ wholesale lenders
- Fast 2 to 3 week closings
- Bank and wholesale options
Speak with a VA loan specialist about your loan options.
Send your name, email, and phone. A VA loan specialist will call you back and point you in the right direction. No credit pull.
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Prefer not to wait? Call 800-697-4371 or text us at (800) 697-4371.
Twelve Days. That Is the Whole Market Brief.
Redfin’s cited Richmond data showed a 12-day median market time. Buyers should complete the borrower review before touring so the pre-qualification reflects current credit, income, assets, debts, and available entitlement. Any two-to-three-week closing estimate remains subject to the specific property, appraisal, title, insurance, underwriting, and required documents and does not guarantee seller acceptance.
Talk through the numbers
Want help before you start touring homes?
Tell us where you are buying and what payment range feels comfortable, and a VA specialist will call to go over the next step.
What Veteran Buyers Should Know Here
Richmond rewards the prepared, and these are the numbers that define prepared.
- 12 median days on market in May 2026, the fastest pace in our national footprint
- A $426,000 median, up 5.9 percent on the year and 42 percent over five years per Redfin
- City real estate tax of $1.20 per $100, unchanged since 2008, with county alternatives running lower
- A higher-priced Richmond home can still use VA financing above the conforming figure when the borrower has full entitlement, the lender approves the payment, and the appraisal supports the price. Partial entitlement follows separate guaranty math.
The Programs Richmond Veterans Use
A no-base metro means fewer PCS purchases and more careers, refinances, and forever homes.
VA purchase
Zero down from Church Hill row houses to Midlothian new construction, with offers tuned for a 12-day market.
VA IRRRL
A half-point rate drop on a $426,000 loan saves about $145 a month, no appraisal, no income documents.
VA cash-out
Five-year appreciation of 42 percent built serious equity, the cash-out funds renovations on the city’s older stock.
VA high-balance
Above $832,750 in the West End and river-view tiers, full entitlement still means nothing down.
A Veteran Community Without a Gate
Richmond’s 72,000 metro veterans came from every branch and every era, and the Richmond VA Medical Center, the McGuire campus, concentrates VA healthcare, disability evaluations, and the veteran economy on the city’s south side. Buyers using disability income qualify on it just like wages, and Virginia adds its own layer, the state exempts up to $40,000 of military retirement income from tax as of 2025, and Veterans rated 100 percent permanently and totally disabled pay no property tax at all on a primary residence and up to an acre. We fold all of that into the qualification math from the first call.
PBT Bancorp in a Market That Keeps Score
A qualifying Richmond application can be reviewed through available PBT bank and wholesale channels. Some PBT wholesale lenders may consider qualifying VA purchase files with scores as low as 500, while appraisal, property, title, insurance, underwriting, and required documents determine the actual closing date.
If Richmond is the plan, call 800-697-4371 before touring so the pre-qualification reflects the current borrower information. Any closing estimate remains subject to the specific property, appraisal, title, insurance, underwriting, and required documents and does not guarantee acceptance.
VA itself does not impose one credit-score minimum on Richmond buyers across Virginia, although some PBT wholesale lenders may review a qualifying purchase or cash-out application with a score as low as 500.
How the 2026 Conforming Limit Affects VA Entitlement in Richmond City
A Veteran with full entitlement does not have a county VA loan limit, although the lender must still approve the payment and the property must support the loan amount. The 2026 one-unit conforming limit in Richmond City is $832,750, and that figure is used when calculating remaining entitlement for a Veteran who has another VA loan or has not restored entitlement from an earlier loan. We pull your Certificate of Eligibility (COE) and run the exact entitlement calculation before you make an offer.
Review your estimate
Want the payment checked against your actual file?
A VA specialist can review the purchase price, entitlement, taxes, insurance, and lender options with you before you make an offer.
Richmond VA Loan FAQs
Can a VA offer really compete in a 12-day Richmond market?
A thoroughly reviewed pre-qualification can show that the borrower has provided more documentation, but no pre-qualification or proposed timeline guarantees that a Richmond offer will be accepted or that the loan will close. Sellers evaluate price, terms, contingencies, timing, and financing together. We review the file before the buyer shops and provide a contact path for property or financing questions from the parties to the transaction.
Should a Veteran buy in Richmond city or out in Henrico and Chesterfield?
Run both, because the trade is real. The city delivers the Fan’s row houses and Church Hill’s views with a $1.20 per $100 tax rate, while Henrico and Chesterfield counties offer Short Pump and Midlothian newer construction with lower county rates and suburban schools. Commutes inside the metro are mild by Hampton Roads standards either way. The VA loan works identically on both sides of the line, so the decision comes down to lifestyle and the tax line on your estimate.
Does VA disability income count toward qualifying for a Richmond mortgage?
VA disability compensation is non-taxable income and may be grossed up for qualifying calculations when the applicable lender and program rules allow it. The underwriter documents the income and applies the current calculation to the complete file. We also verify any funding-fee exemption because the current VA rules cover qualifying compensation, certain surviving-spouse DIC cases, qualifying pre-discharge ratings, and documented active-duty Purple Heart recipients.
Ready to start your Richmond VA loan?
Talk with a PBT Bancorp VA specialist about buying or refinancing in Richmond. We pull your Certificate of Eligibility (COE) and compare available bank and wholesale options. A complete file may be able to close in two to three weeks, subject to appraisal, title, insurance, underwriting, property review, and required documents. Call 800-697-4371 or get pre-qualified online.
Content reviewed July 13, 2026. Local market data updated May 31, 2026 from Redfin Data Center monthly city/ZIP exports (rolling 3 months). PBT Bancorp NMLS #257781.