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Your plan works. We'll walk you through the next steps.
Veterans and active duty
Find out whether your VA build actually works.
You want to know if your plan works: your land, your home, your builder, your budget, and your VA benefit. We'll give you a straight answer before you spend a dollar.
COE handledWe request it directly from the VA
One loan, one closingLand, build, and mortgage together
Any home typeSite-built, modular, or manufactured
Six statesTN · VA · NC · SC · GA · KY
The first question
Is this loan even real?
It's the first thing most veterans ask. Maybe you've heard "we don't do VA construction," or "we do, but..." and then it fell apart.
Short answer: yes. You can use your VA benefit to build, and one loan can cover your land, build, and mortgage, often with no down payment. Closing costs still apply, and we'll tell you that up front.
Most of the veterans we work with build a manufactured or modular home on rural land. Others build site-built homes. Same benefit, different math.
What we hear
What veterans worry about most
Putting money into land, plans, or a builder, then finding out the appraisal won't support the total cost. Learning that the benefit won't stretch to the home you want. Picking the wrong builder and watching the project stall.
What you actually want is simpler: a finished home on land that's yours, built with the benefit you earned, and someone who tells you plainly whether it works.
How we help
How we check your plan
On your first call, we look at the whole picture together:
- Your eligibility. We request your Certificate of Eligibility (COE) directly from the VA.
- Living in the home. VA construction loans are for a home you'll live in.
- Your land. Whether you own it, have it under contract, or are buying it in the same loan.
- The type of home. Manufactured, modular, or site-built.
- Your builder or dealer. Their licensing, insurance, and experience with construction loans.
- Your full budget. The home, the land, and site work like the well, septic, and driveway.
- The finished value. Whether the completed home is likely to appraise for enough to support the project.
- The order of steps. What happens first, and what happens next, from here to move-in.
You'll leave with one of three answers
Workable, with a few fixes
Your plan can work once a few things are handled, and we'll tell you exactly what they are.
Not workable yet
Something needs to change first. You'll get an honest explanation and, when possible, a path to get there.
Real builds
Veterans who built with their VA benefit
Three VA one-time close loans we've closed, one of each build type.
Site-built · Jonesborough, TN
A 62.5% debt ratio didn't automatically end their plans to build.
With a 651 credit score and a roughly 62.5% debt ratio, they used VA underwriting to finance a roughly $560,000 custom build on land they already owned.
Read their story
Mike and Brenda weren't sure a VA one-time-close loan was even available until a banker friend referred them to us. They owned their land and wanted to build a custom home before selling their existing house, but a 651 credit score and roughly 62.5% debt-to-income ratio made traditional financing difficult. Using the flexibility of VA underwriting, they secured a roughly $560,000 one-time-close construction loan and completed the home. They've since moved in, listed their previous house, and plan to use the sale proceeds to pay down consumer debt and their new mortgage.
Modular · Kingsport, TN
They bought roughly 17 acres and built their home with one VA loan.
One VA loan covered a $275,000 land purchase and a modular home, about $547,000 in total, with no separate land loan.
Read their story
Scott and Renee wanted to purchase $275,000 in land and build on it without navigating separate land and construction loans. Because the land represented such a large share of the project's value, they chose a modular home over a manufactured home to better support the property's overall appraised value. Their VA one-time-close loan funded the land purchase at the initial closing, then construction over the following months. The completed project appraised successfully, and they moved in with a total loan of roughly $547,000 after an optional down payment to keep the balance and payment where they wanted them.
Manufactured · Kingsport, TN
His land equity helped him build with no money due at closing.
Land he already owned covered his closing costs, so he financed a roughly $220,000 manufactured home with no money due at closing.
Read their story
Tyler, a younger veteran, already owned land that had been gifted to him and wanted to place a new double-wide on it while keeping his existing home for the time being. The land's value offset the closing costs and prepaid items, letting him complete a roughly $220,000 VA one-time-close loan without bringing money to closing. When an unexpected issue came up running power to the new home, the construction loan funded that work through a direct payment to the local power board rather than routing it through the dealer. Tyler completed the home while keeping the flexibility to sell or rent his previous residence afterward.
Names have been changed to protect client privacy. Loan amounts and details are real but reflect each borrower's individual credit, income, and underwriting circumstances; results aren't typical or guaranteed for every applicant.
Your guide
One team, start to finish
VA construction has more moving parts than a regular purchase. Our five-person team handles all of it, from your first call to your final draw.
260+ five-star reviews
Since 2023 closing one-time close loans
Our team stays with you through every draw
An honest answer
Is VA the right fit?
VA construction loans are for your primary residence. If VA isn't the best fit, we'll tell you and show you FHA or conventional options.
A home on rented land, like in a mobile home park, is financed differently, so a VA construction loan isn't the right tool there.
Want the details on the program itself? Read how VA construction loans work.
Related situations: You already own the land Manufactured home Relocating
FAQ
Frequently asked questions
Can I build a home with my VA loan?
Yes. If you'll live in the home and your entitlement is available, you can use a VA one-time close construction loan for your land, your build, and your mortgage. During your free consultation, we look at your specific land, builder, and budget.
If VA is zero down, why would I owe money at closing?
VA often requires no down payment, but there can still be closing costs, prepaid items, dealer deposits, upgrades, or a gap if the finished home appraises for less than the total cost. We show you all of it in dollars before you commit. In some cases, the seller, the builder, or your land equity can help cover part of it.
Do I need my COE before I call?
No. We request your Certificate of Eligibility directly from the VA for you.
Can I use VA for a manufactured or modular home?
Yes, when the home sits on a permanent foundation, is titled as real property together with land you own or are buying, and meets VA's requirements. See manufactured homes and modular homes.
I've been told no before. Why would this be different?
Many lenders list VA construction, but fewer actually close these loans and stay through the build. We start by checking whether your project works, and then we stay with you until you move in. We can't promise approval, but we can promise a straight answer and a team that doesn't disappear after closing.
Your land. Your build. Let's talk it through.
A free consultation is 20 minutes. We cover your land, your eligibility, and the right loan structure. No application required.
Tennessee · Virginia · North Carolina · South Carolina · Georgia · Kentucky
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