Buying or selling in South Jersey around a military move

How a VA home loan works

A VA-backed loan comes from a private lender, and the VA sets the standards lenders follow. Your first step is the Certificate of Eligibility (COE). It confirms for your lender that you qualify for the benefit. You can request it online through VA.gov, your lender may be able to pull it through the VA’s Web LGY system, or you can mail VA Form 26-1880 to a VA regional loan center. Mail requests may take longer.

VA.gov lists several key features. There is no down payment as long as the sales price isn’t higher than the home’s appraised value. There is no private mortgage insurance (PMI) or mortgage insurance premium (MIP). Instead, most borrowers pay a one-time VA funding fee, which can be financed into the loan. Other fees are paid at closing, and the seller may agree to pay some closing costs, within a cap on seller concessions.

Some borrowers don’t pay the funding fee at all. VA.gov lists exemptions, including veterans receiving VA compensation for a service-connected disability, surviving spouses receiving Dependency and Indemnity Compensation, and active-duty service members who show proof of a Purple Heart on or before closing. Your lender and the VA confirm whether you’re exempt.

The VA appraisal and Minimum Property Requirements

The VA must make sure a home financed with a VA loan is suitable to live in. It does this through Minimum Property Requirements (MPRs), listed in Chapter 12 of the VA Lenders Handbook (VA Pamphlet 26-7). The topics include access to the property, utilities, water supply and sanitary facilities, private wells and septic systems, shared wells, hazards, defective conditions and mechanical systems.

Here’s what that means for you. The VA appraiser gives an opinion of value and checks the home against those requirements. If something doesn’t meet them, it may need to be repaired before closing. The appraisal is not the same as a full home inspection, so you may also want to hire your own home inspector. You have the right to a copy of the appraisal from your lender, no later than three days before closing.

For sellers, this is worth knowing up front. If you accept an offer with VA financing, Cathy can walk you through what the appraiser looks at so there are fewer surprises.

PCS moves and Joint Base McGuire-Dix-Lakehurst

Joint Base McGuire-Dix-Lakehurst sits in south-central New Jersey. Military OneSource places it about 45 miles east of Philadelphia and 75 miles south-southwest of New York City, next to the New Jersey Pinelands National Reserve. Main corridors include the New Jersey Turnpike, I-295, I-195 and Routes 70 and 68. From Turnpike Exit 7, the McGuire and Dix gates are reached by U.S. Route 206, Route 68 and Burlington County Routes 545 and 680. The Lakehurst section is reached from Route 70 and Route 547.

If you’re renting when orders arrive, the Servicemembers Civil Relief Act (SCRA) can help. According to the U.S. Department of Justice, you may end a residential lease if you receive permanent change of station (PCS) orders or deployment orders for at least 90 days. You send your landlord a written notice and a copy of your orders, or a letter from your commanding officer. For a monthly lease, it ends 30 days after the next rent payment is due.

Base housing offices and the Military and Family Support Center’s relocation assistance are good first calls. Cathy can help you compare commute routes and home types in the towns around the base, so you can see the bigger picture before you choose.

New Jersey property tax benefits for veterans

The New Jersey Division of Taxation runs two property tax programs for veterans. Both are applied for through your town, not the state.

The Veteran Property Tax Deduction is for honorably discharged veterans with active-duty service, and for certain surviving spouses or partners. Reservists and National Guard members qualify only if they were called to active duty, not just training. You must be a New Jersey resident and own the property, and all requirements must be met as of October 1 of the pretax year. You file Form V.S.S. and your proofs with the local assessor or tax collector.

The 100% Disabled Veteran Property Tax Exemption covers the home you own and live in as your main residence. You need an honorable discharge, active-duty service, and a VA certification that your service-connected disability is rated 100% permanently and totally disabled. Certain surviving spouses or partners may also qualify. You file Form D.V.S.S.E. with your local assessor, along with documents such as your DD 214, deed and VA disability certificate.

If a claim is denied, you can appeal to the County Board of Taxation on Form A-1. The Division lists an earlier appeal deadline for Burlington and Gloucester counties than for most of the state, so check the date right away.

How Cathy works with military families

Cathy’s connection to service is personal: she is the life partner, mother, sister and granddaughter of service members. She has been a licensed New Jersey real estate professional since 2007 and has called South Jersey home since 1984.

She offers corporate and military relocation support, backed by a Certified Corporate Relocation Agent designation (2023) and a Corporate Relocation Certificate from Coldwell Banker Real Estate LLC (2024). She connects clients with trusted professionals, including real estate attorneys, inspectors, appraisers, surveyors, insurance and mortgage professionals, so you aren’t searching for each one on a tight timeline.

If you’d like a lender recommendation, Cathy often works with Bradley Brondt, Branch Manager, NMLS 242550, The Brondt Cook Group at Acre Mortgage and Financial, Inc. in Cherry Hill. You’re free to choose your own lender.

Before you buy with your VA benefit: what to check

• Request your Certificate of Eligibility on VA.gov or through your lender.
• Ask your lender whether you’re exempt from the VA funding fee.
• Get pre-approved with a lender that makes VA-backed loans.
• Ask about the home’s well, septic, roof and heating systems early, since they are part of the VA’s Minimum Property Requirements.
• If you rent, review your lease and the SCRA notice rules before your report date.
• Map your commute to your installation’s gate at the times you’ll drive it.
• After closing, ask your local tax assessor about Form V.S.S. or Form D.V.S.S.E.