VA Home Loans in North Charleston, SC — Veteran-Owned, Veteran-Focused
Home Loans Inc. is North Charleston's veteran-owned VA loan specialist —
founded by Jason Sharon, a 20-year U.S. Navy nuclear engineer, with 11 years
of personal mortgage experience and 8+ years serving veterans and active-duty
service members across the Charleston Lowcountry. Jason was enlisted for 9 years and commissioned for 11 years.
Jason even wrote THE book on VA loans! VA Mortgages Declassified. Call for your free copy or buy it from Amazon.
Who We Serve — JB Charleston, NWS, and All Lowcountry Military
We originate VA home loans every day for service members and veterans from
every command at Joint Base Charleston and Naval Weapons Station in Goose
Creek.
Air Force personnel at JB Charleston: 628th Air Base Wing (host unit), 437th
Airlift Wing (active duty C-17 crews), 315th Airlift Wing (Air Force Reserve
C-17 crews), and the 1st Combat Camera Squadron.
Navy personnel at NWS Goose Creek: NNPTC (Naval Nuclear Power Training
Command) — where Jason Sharon himself trained as a nuclear engineer. NPTU
(Naval Nuclear Power Training Unit). NIWC (Naval Information Warfare Center).
Naval Munitions Command Unit Charleston. EOD teams. NOSC Charleston.
Whether you are a junior Nuke fresh out of NNPTC, a C-17 crew member at the
437th, or a retiring senior officer at NIWC — we know your pay structure,
your PCS timeline, and the Lowcountry housing market that serves your command.
VA Loan Benefits — What Zero Down Really Means for Lowcountry Buyers
The VA loan is the most powerful mortgage benefit in the United States — and
most veterans dramatically underestimate how much it is worth.
Zero down payment: on a $350,000 North Charleston home, you save $70,000 compared to a conventional 20% down scenario. No private mortgage insurance (PMI): conventional loans under 20% down require PMI of $150-$350 per month. VA loans never have PMI — ever.
Competitive interest rates: VA wholesale rates are typically 0.25%-0.75% below comparable conventional rates. Lower funding fee vs PMI: the one-time VA funding fee is almost always cheaper than years of PMI payments. No loan limits for full entitlement: if you have never used your VA benefit or have full entitlement restored, there is no cap on
your VA loan amount.
For a Hanahan military family buying at $320,000 with zero down vs 5% down conventional plus PMI: the VA loan saves approximately $16,000 at closing and $200-$300 per month for years.
What is a VA Loan?
A VA Loan is a mortgage backed by the U.S. Department of Veterans Affairs (VA), designed to help eligible veterans, active-duty service members, and certain military spouses buy a home with no down payment and no private mortgage insurance (PMI). This program provides affordable financing and flexible requirements as a benefit for military service.
VA Loan Eligibility in the Charleston Lowcountry
Most service members and veterans in the Charleston area qualify for the VA loan benefit — but the specific requirements vary by service type, discharge status, and length of service.
Active duty: 90 days continuous service. Veterans: Honorable or General discharge. National Guard/Reserve: 6 years of service (15 points each year) OR 90 days of active deployment under Title 10 orders.
Surviving spouses: unremarried spouse of a veteran who died in service or from service-connected disability.
We retrieve your Certificate of Eligibility (COE) electronically, usually within an hour — at no charge and no obligation. You do not need to find your DD-214 first. We handle the COE retrieval as part of every VA pre-approval.
The Tidewater Initiative — Protecting Your VA Purchase in a Competitive Market
A common misconception is that VA loans are weaker than conventional offers in competitive markets like Mount Pleasant, Summerville, and Park Circle — this is not true when your lender knows how to use the Tidewater Initiative.
When a VA appraisal is trending below contract price, the Tidewater protocol requires the appraiser to pause and request additional comparable sales from the lender before finalizing the value. We provide curated, supportable comparables immediately — a tool that most out-of-state VA lenders either don't know about or don't use effectively.
This is one of the most important skills a local VA lender needs in a fast-moving market, and it's one we use regularly. We also understand how PCS orders affect your purchase timeline and build our pre-approval around your report date.
VA Loans Throughout the Lowcountry — Every Neighborhood We Serve
Our VA loan team serves every community in the tri-county area where JB
Charleston and NWS personnel live, buy, and invest.
North Charleston: Park Circle, Pepperhill, Waylyn, Liberty Hill, Chicora, Hunley Waters — neighborhoods favored by junior enlisted and mid-grade officers.
Hanahan near NWS: Tanner Hall, Yeaman Hall, Eagle Pointe, Spring Hills, Hanahan Plantation — some of the most popular neighborhoods for NWS and Navy Nuclear Pipeline personnel.
Summerville: Cane Bay Plantation, Nexton, Carnes Crossroads — popular with senior enlisted and officers who prefer newer construction.
Mount Pleasant: Carolina Park, Hamlin Plantation — common for senior officers and senior NCOs. Goose Creek and Moncks Corner for those who prefer more space and lower prices while staying within easy commuting distance of NWS.
VA Funding Fee Table — Rates since the passing of the Blue Water Navy Act
The VA funding fee is a one-time fee paid at closing that funds the VA loan program. It is not paid to the lender — it goes directly to the VA. It can be financed into your loan rather than paid out of pocket.
VA FUNDING FEE RATES (2025)
Zero Down - First Use: 2.15% | Subsequent Use: 3.30%
5-9% Down - First Use: 1.50% | Subsequent Use: 1.50%
10%+ Down - First Use: 1.25% | Subsequent Use: 1.25%
Cash-Out Refinance - First Use: 2.15% | Subsequent Use: 3.30%
IRRRL Streamline - First Use: 0.50% | Subsequent Use: 0.50%
Disability Exempt (10%+ rating) - ZERO FEE
IMPORTANT: Veterans with a VA disability rating of 10% or more are completely exempt from the VA Funding Fee. This saves $4,300-$7,000+ on a typical North Charleston purchase. We verify your disability status as part of every VA pre-approval.
Hablamos Espanol — Spanish-Speaking VA Loan Team
Home Loans Inc. has Spanish-speaking loan officers on staff who can guide Spanish-speaking veterans and active-duty service members through the entire VA loan process in their preferred language.
The VA loan is available to all eligible veterans regardless of language preference. If you are more comfortable discussing your mortgage in Spanish, our team is ready to help.
Contamos con oficiales de prestamos que hablan espanol y estan especializados en prestamos VA para veteranos y militares en activo en el area de Charleston.
Why Choose a VA Loan?
No Down Payment
Buy a home with 0% down and keep your savings intact.
No Private Mortgage Insurance (PMI)
Save hundreds per month compared to conventional loans.
Competitive Interest Rates
VA-backed loans offer lower rates than most loan programs.
Easier Qualification
More flexible credit and income requirements make approval easier.
Limits on Closing Costs
The VA restricts certain fees, helping reduce upfront expenses.
Assumable Loan Option
Your VA loan may be transferred to another qualified buyer.
Who is Eligible for a VA Loan?
✔️ You’re a first-time homebuyer looking for a low down payment.
✔️ You have a credit score of at least 580 (or 500 with a 10% down payment).
✔️ You need flexible debt-to-income ratio guidelines.
✔️ You want lower closing costs than many conventional loans offer.
✔️ You plan to live in the home as your primary residence.
How an VA Loan Works
1️⃣ Pre-Approval – Get pre-approved to see how much home you can afford.
2️⃣ Choose Your Home – Find a home that meets VA property standards.
3️⃣ Loan Application & Appraisal – Submit documents and get an VA appraisal.
4️⃣ Loan Approval & Closing – Finalize the details, sign paperwork, and move in!
Related Resources
VA Loan vs FHA Loan vs Conventional Loan
| Feature | VA Loan | FHA Loan | Conventional Loan |
|---|---|---|---|
| Down Payment | 0% | 3.5% | 3% - 20% |
| Private Mortgage Insurance (PMI) | No | Yes | Required under 20% down |
| Credit Score Requirement | Flexible (typically 580+) | 580+ | 620+ |
| Closing Cost Limits | Yes | No | No |
| Best For | Veterans, active-duty, military families | First-time buyers | Buyers with strong credit & higher down payment |
Q: I'm stationed at the 437th Airlift Wing at JB Charleston. Can I use my VA loan to buy in North Charleston?
A: Absolutely. Active-duty members at any JB Charleston command are prime VA loan candidates. We pre-approve C-17 crews and other 437th and 315th personnel regularly. Call us before your orders arrive so you're pre-approved the day you need to be.
Q: I work at NNPTC at NWS. How does my pay package affect my VA loan?
A: We know the Navy Nuclear pay structure inside out — Jason Sharon is a 20-year Navy nuke himself. Your base pay, BAH, BAS, SDAP (nuclear pay both basic and supervisory), and any sea or sub pay (assuming you obliserved) all count toward your qualifying income when properly documented. Most retail lenders miss portions of this. We don't. Jason was an EMC(SW) before becoming an LDO (6400).
Q: I've used my VA benefit before. Can I use it again?
A: Yes. VA entitlement is restorable after your previous VA loan is paid off or assumed. You can also have more than 1 VA loan simultaneously if you meet residual income requirements and have sufficient eligibility. We review your specific entitlement situation at no charge. We have closed a 3rd active VA loan for a fellow vet several times. Don't listen to the nay sayers.
Q: How fast can you close a VA loan in North Charleston?
A: For prepared borrowers, we typically close in 21-28 days. The COE retrieval is same-day in most cases. The VA appraisal is the main variable — we order it immediately upon contract acceptance. For PCS timelines with tight windows, call us — we have closed VA loans in 8 days when circumstances required it.
Q: Is there a free VA loan consultation available?
A: Yes. We would never dream of charging a fellow vet for something like this.
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A VA loan gives you exclusive benefits and financial savings for homeownership. Our team is here to guide you every step of the way!
COMPANY
NMLS: 1281448 | COMPANY NMLS: 1728740
Home Loans Inc: Jason Sharon, Mortgage Broker |
2557 Ashley Phosphate Rd,
North Charleston, SC 29418 |
(843) 569-7283 | www.homeloansinc.com
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© Copyright 2026. Jason Sharon, Broker/Owner of Home Loans Inc. All Rights Reserved.