VA Home Loans · Oʻahu
VA Home Loans on Oʻahu
I'm an Army vet and a VA loan specialist. I'll help you figure out which homes fit your financing, what your lender needs and how the purchase lines up with your move.
Your VA benefit
Let's see what you can use.
You don't need to know every VA rule before you call me. We'll start with your eligibility and budget, then check the homes and timing with your lender.
Start with your COE.
Most veterans and active-duty service members who meet the service requirements may be eligible, along with some Guard and Reserve members and some surviving spouses. Check your COE with a lender or VA first. It confirms benefit eligibility, but you'll still need loan approval.
$0 down can be an option.
For eligible buyers, a VA loan can mean no down payment and no monthly mortgage insurance. Your available entitlement, lender approval and the appraisal still matter. Closing costs, taxes, insurance and HOA dues don't disappear, so I'll help you look at the whole payment.
Check the funding fee before closing.
Most borrowers pay a one-time VA funding fee. Exemptions exist, including for many vets receiving or eligible for service-connected disability compensation. Have your lender confirm the exemption and current fee for your situation. You don't want that number showing up as a surprise.
BAH is part of the budget, not the budget.
Your lender may use eligible BAH when reviewing your income. I'll help you compare the housing payment with what you're comfortable spending, including HOA dues and money for repairs. A pre-approval ceiling doesn't have to be your target price.
Your benefit isn't just for one house.
You can use VA financing again. How much entitlement you've got available depends on prior loans and any restoration. If you're leaving Oʻahu and buying at the next duty station, let's have a lender check your COE before we decide what to do with this house.
The appraisal and inspection do different jobs.
The VA appraisal checks value and minimum property requirements for safety, sanitation and structural soundness. It isn't a home inspection. I'll help you arrange a separate inspection and work through any repairs the lender needs before closing.
Check the condo project, not just the unit.
Oʻahu has plenty of condos, but a VA purchase needs a VA-approved project. I'll help check that early, along with HOA dues and insurance. An appealing unit in an unapproved project can be the wrong fit for your financing and PCS timeline.
Up to four units, with you living in one.
A duplex, triplex or fourplex may work with VA financing if you occupy one unit as your home and meet lender requirements. Your lender needs to check the property and any rental income you're counting on. This isn't a way to buy a purely investment property with a VA purchase loan.
Thinking about a new build? I'll help you check new construction and VA approval.
Moving here? Read my Oʻahu move guide and get the checklist.
Orders to Oʻahu
We can start before you land.
Send me your orders and the timing you're working with. We'll use video tours and remote inspections while you're off island, and your lender can confirm income, occupancy and when you can close. I'll also help you plan for a gap between arrival and getting the keys if we need one.
Another option
An assumption might fit. Or a new VA loan might.
Some sellers have a VA loan you may be able to take over. That's one tool, not the only plan. I'll help you compare the seller's rate, the cash needed for the equity gap and the servicer's timeline with a new VA loan.
VA loan questions
A few things you might be wondering.
Disclaimer: Ryan Adams and eXp Realty Hawaiʻi are not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency. This information is general educational guidance, not a loan offer or commitment. Eligibility, entitlement, fees, property approval and occupancy are subject to VA and lender requirements. Consult a licensed lender for your eligibility and loan terms.
Let's talk
Got questions? Call or text me.
I actually answer my phone. Or grab a time that works for you.