Are you PCSing to Nellis AFB and wondering how to buy a home with your VA benefit? You’re not alone. With orders, timelines, and a move to plan, you need a clear path that works with military life. In this guide, you’ll learn the VA loan basics, how zero down really works, what to expect from the appraisal, and the exact steps to get pre‑approved before you arrive in North Las Vegas. Let’s dive in.
VA loan eligibility basics
The VA purchase loan helps eligible service members, veterans, and some surviving spouses buy a primary residence with flexible underwriting and no private mortgage insurance. The VA guarantees part of the loan while your lender reviews income, credit, and residual income.
You may qualify if you are active duty, a qualifying veteran, a Selected Reserve or National Guard member who meets service rules, or a surviving spouse under VA criteria. To verify entitlement, you’ll need a Certificate of Eligibility. You can have your lender request it for you, or you can start on the VA site using the step‑by‑step guidance on the VA Home Loans overview and the VA’s page on how to apply and request your Certificate of Eligibility.
Remember, the VA loan is for a primary residence. It can be a single‑family home, a VA‑approved condo, certain manufactured homes, or up to a 4‑unit property if you live in one unit. You can also use the VA loan benefit more than once.
Zero down and entitlement
One of the biggest advantages of a VA loan is the potential for 0% down on your home purchase. The keyword to understand is “entitlement.” Entitlement is the amount the VA will guarantee on your loan. If you have full entitlement available, most homes in the North Las Vegas and Aliante area can qualify for a zero‑down structure, subject to lender approval.
If you have partial entitlement because of an existing VA loan or a past default, you may need a down payment. Your lender will calculate this based on your remaining entitlement and the home’s price. Either way, your loan is still underwritten by a lender, and they may have additional guidelines beyond the VA’s baseline rules.
Funding fee and waivers
VA loans do not require private mortgage insurance. Instead, many borrowers pay a one‑time VA funding fee at closing, which you can often finance into the loan. The fee amount varies based on your service category, whether it’s your first or subsequent use, and your down payment, if any.
Some borrowers are exempt from the funding fee. Exemptions typically include veterans receiving compensation for service‑connected disabilities, veterans who would receive compensation but are on active duty or drawing retirement pay, and certain surviving spouses. Your lender will need documentation, such as a VA disability award letter, to confirm a waiver.
For current funding‑fee rules and examples, review the VA’s page on the funding fee and other closing costs.
VA appraisal vs home inspection
The VA appraisal serves two purposes: it estimates the property’s market value and checks that the home meets the VA’s Minimum Property Requirements for safety, soundness, and sanitation. It is not a home inspection. You should still order a separate professional inspection to learn about condition issues that may not affect value or MPRs.
Your lender orders the VA appraisal after you’re in contract. Timelines vary by market activity and appraiser availability, so build in extra time. In many cases around North Las Vegas, plan for roughly 1 to 3 weeks for the appraisal to be completed. Afterward, the VA issues a Notice of Value with the appraised value and any required repairs.
If the appraised value comes in below the contract price, you have options. You can renegotiate the price, bring cash to cover the gap, ask for seller concessions, or cancel if your contract includes an appraisal contingency. For a plain‑English overview of the steps in the VA process, see the VA’s loan process guidance.
Common MPR repair examples
- Safety hazards, such as significant electrical issues.
- Structural concerns that impact habitability.
- Active roof or plumbing leaks.
- Unsafe access or egress.
- Certain environmental hazards that require disclosure or remediation.
Some repairs must be completed before closing. In limited cases, lenders may allow an escrow holdback for approved repairs. Coordinate early with your lender and agent so everyone is aligned on scope, timing, and documentation.
PCS buyer checklist for Nellis AFB
A simple, step‑by‑step plan keeps your move on track and your offer competitive.
- Verify eligibility and request your COE
- Ask your VA lender to retrieve your Certificate of Eligibility, or request it yourself on the VA site. Your COE confirms entitlement for the loan process.
- Assemble pre‑approval documents
- COE, or permission for the lender to pull it.
- Proof of service: current LES and Statement of Service for active duty, or DD‑214 for veterans.
- Photo ID.
- Most recent pay stubs or LES, plus W‑2s for the last 1 to 2 years.
- Bank statements for the past 2 months and any other asset statements.
- Tax returns if self‑employed or if the lender requests them.
- Divorce decree or child support documentation if applicable.
- Social Security or VA disability award letter if you’ll count this income or claim a funding‑fee exemption.
- Get pre‑qualified, then pre‑approved
- Pre‑qualification is a quick initial review. A full pre‑approval with documented income and assets is more powerful. If you need to write offers before you arrive, a fully underwritten pre‑approval can be a key advantage.
- Coordinate offers and closing logistics
- Work with a local agent who understands VA purchases and PCS timelines. Ask about virtual showings, e‑signing, and offer strategies that account for appraisal timing and potential repairs.
- Many Nevada lenders and title companies offer remote signing, mobile notary, or power of attorney options. Confirm what your lender and title company allow before you go under contract.
- Compare on‑base and off‑base options
- Check on‑base housing availability and waitlists through the Nellis AFB Housing Office. If you shop off‑base, neighborhoods in Aliante and North Las Vegas can offer a range of single‑family homes close to base.
- Budget for the funding fee or prepare exemption docs
- If you are not exempt, plan to pay or finance the funding fee. If you are exempt, provide your documentation early so your lender can process the waiver without delays.
- Plan for appraisal timing and repairs
- Build a buffer into your timeline for the VA appraisal and any required repairs. This is especially helpful if you’re moving on a tight PCS schedule.
Local tips near Nellis AFB
- Proximity and commute: Many service members consider Aliante and northern North Las Vegas for convenience to Nellis AFB. If you can, test your base commute during the hours you expect to travel.
- Schools and amenities: The area is served by the Clark County School District. School boundaries and assignments can change, so verify current information directly with the district.
- HOAs and property taxes: Many planned communities around Aliante include HOA fees. Property tax assessments and caps in Clark County differ from other states, so review specific parcel details with the county and your lender as part of your budget.
- On‑base resources: If you’re comparing housing options or planning your timeline, Military OneSource has practical PCS checklists and relocation information. Review their overview of PCS and military moves as you plan.
Common negotiation levers with VA
- Seller‑paid costs: VA allows certain seller‑paid closing costs and concessions. In a buyer‑friendly market, you may be able to negotiate these. In competitive situations, look for other ways to structure your offer, such as a quicker inspection period.
- Escrow for repairs: If the appraisal calls for repairs, your agent can work with the seller on repair completion or an escrow holdback, subject to lender and VA approval.
- BAH and special pay: Lenders often consider BAH and certain types of special pay when documented appropriately. Bring your LES and any requested letters so your lender can include them in qualifying.
Timeline expectations
- Certificate of Eligibility: same day to a few days when pulled by your lender.
- Pre‑approval: often 1 to 3 days after you provide documents; full underwriting can take longer.
- VA appraisal: commonly 1 to 3 weeks depending on appraiser workload.
- Contract to close: roughly 30 to 45 days is typical, but your actual timing depends on appraisal, repairs, title, and lender capacity.
Avoid these PCS‑buyer pitfalls
- Relying on verbal promises: Put all terms in writing, including any seller‑paid costs or repairs.
- Waiving protections without context: Do not waive appraisal or inspection to speed things up without understanding the risks.
- Waiting to gather documents: Missing paperwork is a common reason for delays. Start your file early.
Your next step
Buying near Nellis with a VA loan can be straightforward when you have a clear plan and a team that understands military timelines. If you follow the steps above and lean on local expertise, you can land a home that fits your budget and your PCS schedule.
If you want a local guide who understands VA loans, PCS logistics, and North Las Vegas neighborhoods, connect with Dan Merrill. Let’s build your plan and make your move smooth and predictable.
FAQs
Who is eligible for a VA home loan?
- Eligible groups include active‑duty service members, qualifying veterans, certain Reserve and National Guard members, and some surviving spouses, as defined by the VA.
What is VA entitlement and how does it affect zero down?
- Entitlement is the VA’s guaranty on your loan; with full entitlement, many buyers can purchase with 0% down, while partial entitlement may require a down payment.
Do I have to pay the VA funding fee in North Las Vegas?
- Many borrowers do, but certain veterans and surviving spouses are exempt; your lender will confirm based on VA documentation and current rules.
How is a VA appraisal different from a home inspection?
- The VA appraisal checks value and basic safety, soundness, and sanitation; an inspection is a deeper review of condition and is strongly recommended.
How long does a VA purchase typically take near Nellis AFB?
- Plan for about 30 to 45 days from contract to close, allowing extra time for the appraisal and any repairs.
