Building in Georgia with a VA one-time-close loan works the same way it does nationally — the VA guaranty and funding fee rules are federal, and VA no longer requires a builder ID. What changes locally is your builder pool (an experienced builder, licensed if Georgia or your city requires it), lot prices, permit timelines, and the property taxes you will pay on the finished home.
Confirm VA eligibility (your COE), credit and income so you know your build budget before you talk to builders.
Read the video script
If you’re a veteran or service member in Georgia looking at a VA Construction Loan, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
Building in Georgia with a VA one-time-close loan works the same way it does nationally — the VA guaranty and funding fee rules are federal, and VA no longer requires a builder ID. What changes locally is your builder pool (an experienced builder, licensed if Georgia or your city requires it), lot prices, permit timelines, and the property taxes you will pay on the finished home.
1. Get pre-approved. 2. Choose an experienced builder. 3. Lot, plans and contract. 4. Appraisal “subject to completion”. 5. One closing. 6. Build and draws. 7. Final inspection and move in.
One Georgia-specific thing to know: Veterans rated 100% disabled (or with qualifying disabilities) can exempt a large, annually indexed amount of their homestead’s value from property tax.
Whether you’re near Fort Stewart or anywhere else in Georgia, call me and I’ll walk you through your real numbers.
Georgia VA loan facts
| VA residual-income region | South |
|---|---|
| Loan limit with full entitlement | None — no VA cap on how much you can borrow with $0 down |
| 2026 county limit (partial entitlement only) | $832,750 in most Georgia counties; higher in any designated high-cost county |
| Community-property state | No |
| State income tax on wages | Yes — factored into your residual income |
| Major military installations | Fort Stewart · Fort Moore · Fort Eisenhower · Robins AFB · Moody AFB |
Disabled-veteran property tax relief in Georgia
Veterans rated 100% disabled (or with qualifying disabilities) can exempt a large, annually indexed amount of their homestead’s value from property tax. Property taxes are part of your VA mortgage payment, so this benefit directly lowers what you pay each month and can increase what you qualify for. Rules and amounts change — confirm current details with your Georgia county tax office or appraisal district.
VA residual income required in Georgia
VA requires a minimum amount of money left over each month after your housing payment, debts and taxes. For loans of $80,000 or more in the South region:
| Family size | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Minimum residual | $441 | $738 | $889 | $1,003 | $1,039 |
Add $80 for each family member beyond five. Meeting residual income by 20% or more can offset a debt-to-income ratio above 41%.
How a VA Construction Loan works
A VA construction loan — often called a VA one-time close or construction-to-permanent loan — is a VA-guaranteed mortgage that pays for building a new home and then becomes your permanent mortgage when the home is finished, through a simple loan modification. Because it carries the same VA guaranty as a purchase loan, it carries the same core benefits: no down payment for borrowers with full entitlement, no monthly mortgage insurance, and competitive fixed rates.
The alternative most builders steer veterans toward is a short-term bank construction loan followed by a separate VA purchase or refinance at the end. That route means two approvals, two sets of closing costs, and the risk that rates or your finances change mid-build. The one-time close removes that risk.
Read the complete VA Construction Loan guide →
VA funding fee calculator (2026)
Down payment only affects purchase and construction loans. Estimate only — your Loan Estimate is the final word.
What veterans say about working with Shirley
4.9 95 Google reviews“Shirley and her team were an absolute pleasure to work with. They helped my wife and I obtain a VA Construction Loan which gave us the ability to build our dream home.”
April 2026 · Google review
“Great experience with them. Shirley and her team are awesome. They do everything to make sure it is a smooth process for a VA loan. I read a bunch of great reviews about them and went with them because of that. I highly recommend using Shirley at Cross Country Mortgage.”
April 2026 · Google review
“Ms. Shirley and her team are the BEST. Clear communication, specialized VA knowledge, responsiveness, and reduced stress. Thank you all for your help .”
April 2026 · Google review
Real Google reviews of VALoansTexas.com, shown word for word. Team members named in reviews were part of Shirley’s team at the time. Read more reviews →
VA Construction Loan questions from Georgia veterans
Can I get a VA Construction Loan in Georgia?
Yes. VA loan programs are federal and available in every state, including Georgia. Building in Georgia with a VA one-time-close loan works the same way it does nationally — the VA guaranty and funding fee rules are federal, and VA no longer requires a builder ID. What changes locally is your builder pool (an experienced builder, licensed if Georgia or your city requires it), lot prices, permit timelines, and the property taxes you will pay on the finished home.
What is the VA loan limit in Georgia for 2026?
There is no VA loan limit for borrowers with full entitlement. If you have partial entitlement, the 2026 county conforming limit applies — $832,750 in most Georgia counties.
Do disabled veterans get a property tax break in Georgia?
Veterans rated 100% disabled (or with qualifying disabilities) can exempt a large, annually indexed amount of their homestead’s value from property tax.
How much residual income do I need for a VA loan in Georgia?
Georgia is in VA’s South region. For loans of $80,000 or more, the minimum is $441 for a one-person household, $1,003 for a family of four, and $1,039 for five, plus $80 per additional member.
Other VA loans in Georgia
VA Renovation Loan in Georgia
Buy the fixer-upper — and finance the repairs — with one VA loan.
Read →VA Purchase Loan in Georgia
The most powerful home-buying benefit in America — explained plainly.
Read →VA Refinance in Georgia
Two VA refinances, two very different jobs. Pick the right one.
Read →VA IRRRL in Georgia
Lower your VA rate with less paperwork — if the math works.
Read →VA Cash-Out Refinance in Georgia
Refinance any loan into VA — and turn equity into cash.
Read →VA Assumable Loan in Georgia
Keep the seller’s rate. Here is how assumptions really work.
Read →