Your VA home loan can be a powerful advantage when you buy in Bellevue, especially if you are planning a PCS to Offutt AFB. It also comes with a few rules that can shape your budget, offer strategy, and timeline. If you understand those rules up front, you can shop with confidence and avoid last‑minute surprises. In this guide, you’ll learn the essentials, local insights for Sarpy County, and practical steps to make a strong VA offer. Let’s dive in.
VA loan basics to know
Eligibility and your COE
Your first step is confirming eligibility and securing your Certificate of Eligibility. You can request your COE through your lender or request your Certificate of Eligibility online. Eligibility generally covers active duty members, veterans, certain Guard and Reserve members, and some surviving spouses. Gather your DD‑214, Statement of Service, or LES early so pre‑approval moves quickly.
Entitlement and purchase power
Your VA entitlement is the portion of the loan the VA guarantees. With full entitlement, many buyers can purchase with little or no down payment, subject to lender underwriting. There are no routine county loan caps for borrowers with full entitlement, but lenders still use income, credit, and residual income tests to set your maximum price. Ask your lender how entitlement and any jumbo guidelines affect your no‑down‑payment limit in Bellevue.
Funding fee and exemptions
The VA funding fee is a one‑time charge that supports the program. You can pay it at closing or roll it into your loan, which changes your monthly payment and equity at closing. Some buyers are exempt, such as veterans receiving VA disability compensation. Review current details and exemptions on the VA site and review VA funding fee rules.
Seller concessions and closing costs
Sellers may pay customary closing costs and certain concessions up to a VA‑defined cap. This is a firm rule, so build your offer to stay within the limit and confirm the current cap with your lender. Sellers cannot pay your funding fee directly, but their concessions can reduce your overall cash to close. Be specific in your offer about which allowable costs you want the seller to cover.
Property types, condos, and manufactured homes
VA loans work for many single‑family homes and certain townhomes. Condominiums must be in VA‑approved projects, so have your agent check whether a condo is VA approved early in your search. VA can finance some manufactured homes if they meet VA standards, are on a permanent foundation, and are classified as real property.
How VA rules shape your budget and timeline
Timing to close
Plan for about 30 to 45 days from contract to closing with a VA loan. The VA appraisal usually takes 1 to 3 weeks after it is ordered, although local demand and PCS season can stretch that. Build in time for any appraisal‑required repairs and lender underwriting. Clear communication with your lender, agent, and the seller keeps things on track.
Budget factors to expect
Your budget includes the funding fee, typical closing costs, prepaids for taxes and insurance, and inspection and appraisal fees. If you finance the funding fee, your loan balance and payment rise. VA underwriting also uses a residual income test and debt‑to‑income review, which can shape your approved price range. For a plain‑English overview of closing costs, see the CFPB’s guide to closing costs.
Local cost variables
Property taxes, HOA dues, and utilities vary by neighborhood in Sarpy County, and those line items affect your monthly payment and approval. For local taxes and recording information, visit the Sarpy County official website. Your lender will estimate taxes and insurance in your pre‑approval, but final numbers depend on the home you choose.
Appraisal and inspection: what to expect
VA appraisal vs. home inspection
The VA appraisal confirms fair market value and checks safety, sanitation, and structural basics called Minimum Property Requirements. It is not a substitute for a full inspection. Always hire a professional inspector to evaluate systems and maintenance items the appraisal may not address. Learn how VA evaluates properties in the VA’s overview of how VA appraisals work and Minimum Property Requirements.
Common repair items
In our area, the most common MPR issues include roof leaks, HVAC problems, peeling paint on older surfaces, missing handrails, electrical hazards, and pest or water intrusion. If the appraiser requires repairs, the seller can agree to complete them, provide a credit, or use a repair escrow when allowed. Your lender cannot close until required repairs are resolved.
Writing a competitive offer in Bellevue
Build a strong, clean offer
- Get a VA‑specific pre‑approval letter that shows your strength and financing type.
- Use a realistic appraisal contingency that allows time for the VA appraisal and potential repairs.
- Keep your inspection contingency. It protects you on non‑MPR issues and gives you leverage.
Use concessions wisely
Ask the seller to pay allowable closing costs and concessions up to the VA cap. Spell out which items you want covered to reduce your cash to close. In multiple‑offer situations, you can balance concessions with a strong price and clear timeline.
Show commitment without losing protection
You can make your offer more appealing with a higher earnest deposit, flexible closing and possession dates, or shorter non‑critical contingencies. Keep appraisal and inspection protections in place so you can exit if major issues appear. VA loans have no prepayment penalty, which can reassure sellers if you plan to refinance later.
When appraisal value comes in low
If the appraisal is below the contract price, you and the seller can renegotiate the price or you can bring extra cash to cover the gap. For small repair items, a repair escrow may be possible if your lender allows it. If you cannot reach agreement, your contingencies give you a path to walk away.
Bellevue and Sarpy County specifics
PCS timing and inventory
Offutt AFB drives seasonal demand. Late spring and summer often bring more competition and faster timelines. If you are syncing your move with orders, communicate ideal closing and possession dates in your offer. The Offutt AFB Housing office can provide on‑base resources for timing and temporary housing.
Schools, districts, and logistics
School district boundaries, including Bellevue Public Schools and nearby districts, are a common planning factor for families. Use neutral criteria like commute time, program offerings, and calendar dates to guide your search. Time your closing so enrollment and move‑in line up smoothly.
Local fees, taxes, and recording
Sarpy County property taxes, transfer, and recording practices affect your cash to close and timeline. Check current figures through county offices on the Sarpy County official website. State‑level benefits and contacts are available through the Nebraska Department of Veterans’ Affairs.
Condos and manufactured homes
VA‑approved condo inventory can be tighter than single‑family options in Bellevue. Verify approval status before you fall in love with a unit. Manufactured homes must meet VA and local requirements, including a permanent foundation and real‑property classification.
VA buyer checklist
- Request your COE through your lender or online with VA.
- Secure a VA‑savvy lender pre‑approval that states VA financing.
- Gather service documents: DD‑214, Statement of Service, NGB‑22, or LES.
- Set a budget for inspections, appraisal, prepaids, and the funding fee if not exempt.
- Confirm condo VA approval or manufactured‑home eligibility before offering.
- Coordinate timing with PCS orders and discuss flexible possession terms in offers.
Next steps
A clear plan makes your move smoother. Start by confirming eligibility, getting a VA‑specific pre‑approval, and narrowing your must‑haves. Then partner with a local agent who understands VA rules, Bellevue neighborhoods, and Offutt timelines. If you are ready to talk strategy or want a short list of VA‑friendly lenders and inspectors, reach out to Avid Realty. We help military families buy with confidence in Sarpy County.
FAQs
What is a VA loan and who is eligible in Bellevue?
- A VA loan is a government‑backed mortgage for eligible service members, veterans, certain Guard/Reserve members, and some surviving spouses; confirm eligibility and request your COE through VA resources.
How does the VA funding fee work for buyers?
- It is a one‑time charge you can pay at closing or finance into the loan; some buyers are exempt, and you can review details on the VA funding fee page.
Is the VA appraisal the same as a home inspection?
- No, the VA appraisal checks value and safety basics, while a professional inspection looks for defects and maintenance issues; see how appraisals and MPRs work on VA.gov.
Can a seller in Sarpy County pay all my closing costs?
- Sellers can pay customary costs and certain concessions up to a VA‑set cap; confirm the current cap with your lender and specify requested items in your offer.
What happens if the VA appraisal requires repairs on a Bellevue home?
- The seller can complete repairs, offer a credit, or use an escrow when allowed; if required repairs are not resolved, the lender may not be able to close.
Are VA loans assumable if I find a seller with a great rate?
- Many VA loans are assumable by a qualified buyer with lender and VA approval, which can be a useful option if rates are higher when you buy.
