Free PDF Guide
Pick Your Installation: Oahu Base Intel
Every Oahu base broken down — commute, housing, schools, and best neighborhoods to land in.
Free DownloadPCSing to Hawaii
VA Loans, Decoded
From your first COE pull to building generational wealth with your benefit — the full playbook for military buyers on Oahu.
VA Loans 101
Start here. A plain-English walkthrough of how the VA loan actually works, from entitlement to closing.
Timeline Walkthrough
Watch the full timeline explained on video, then follow along with the written steps below so nothing gets missed.
- 00Connect With UsBook a discovery call so we understand your orders, timeline, and mission before anything else.
- 01Pull Your COECertificate of Eligibility confirms your entitlement and caps your loan amount.
- 02Get Pre-ApprovedWork with a VA-savvy lender who knows Hawaii county loan limits.
- 03Define Your MissionWindward, leeward, town, or country — we match your orders and lifestyle.
- 04Tour + Write OfferIn-person or on FaceTime if you haven't landed yet. VA-strong offer language.
- 05Under ContractVA appraisal, inspections, and TRIPS if you're PCSing sight-unseen.
- 06Close + KeysSign remote or in-person. Move in — TLA clock and BAH kick in.
VA Assumable Loans
A VA assumable loan lets a qualified buyer take over the seller's existing VA mortgage — including that locked-in low interest rate. In a 7% market, assuming a 2.75% loan can save hundreds of thousands over the life of the loan.
We track every VA assumable listing on Oahu and know exactly how to structure the offer, handle entitlement substitution, and close it clean.
- → Inherit the seller's rate and remaining term
- → No new appraisal in many cases
- → Available to VA-eligible AND non-VA buyers (with caveats)
VA Loan Video Library
Bite-size answers to the questions we get most from PCS and VA-eligible buyers.
2026 BAH — Honolulu County
Your Basic Allowance for Housing (BAH) is what covers the mortgage on Oahu. Here's what you'll pull in 2026 based on your grade and dependent status.
Grade
With Dependents
Without Dependents
E1
$3,333
$2,598
E2
$3,333
$2,598
E3
$3,333
$2,598
E4
$3,333
$2,598
E5
$3,663
$2,856
E6
$3,912
$3,036
E7
$4,098
$3,348
E8
$4,302
$3,720
E9
$4,518
$3,783
W1
$3,930
$3,222
W2
$4,182
$3,717
W3
$4,434
$3,795
W4
$4,551
$3,951
W5
$4,692
$4,146
O1E
$4,137
$3,660
O2E
$4,398
$3,768
O3E
$4,572
$3,903
O1
$3,702
$2,997
O2
$3,909
$3,555
O3
$4,428
$3,819
O4
$4,737
$4,110
O5
$4,959
$4,224
O6
$5,001
$4,413
O7
$5,040
$4,494
Rates shown are monthly, effective January 2026 for MHA HI396 (Honolulu County). Source: DoD BAH Rate Query.
Video Course
How to Become a Millionaire with Your VA Loan
The exact strategy Patrick teaches service members to turn a zero-down VA benefit into a rental portfolio, tax-advantaged income, and long-term wealth.
VA Loan Resources, Guides & Courses
Everything we've built for military buyers — free downloads and deeper training.
Free PDF Guide
VA Assumables: The Secret Weapon
Inherit a seller's low-rate VA loan and save six figures.
Free Download
Free PDF Guide
The Hawaii Home Buyer Playbook
Financing, neighborhoods, inspections, and closing day on Oahu.
Free Download
Free PDF Guide
Buy, Rent, or Base? The Housing Decision Matrix
The real numbers on buying vs renting vs living on base.
Free Download
Free PDF Guide
Move to Paradise: The Relocation Playbook
Cost of living, shipping, schools, pets, and the full timeline.
Free DownloadVideo Course
Becoming a Millionaire with Your VA Loan
The full video course on turning your VA benefit into wealth.
Enroll Now
Live Inventory
Homes for Sale in Oahu
Direct MLS feed for Oahu — updated every 15 minutes.
Live Inventory
Homes for Sale in VA Assumable
Oahu properties currently listed with assumable VA financing — updated every 15 minutes.
FAQ
Frequently Asked Questions About VA Home Loans
Straight answers to the questions we hear most from military buyers PCSing to Hawaii.
A VA home loan is a mortgage backed by the U.S. Department of Veterans Affairs that helps eligible veterans, active-duty service members, National Guard members, reservists, and certain surviving spouses purchase a home with flexible financing options and significant benefits.
Eligibility depends on your military service history. Many active-duty service members, veterans, National Guard members, reservists, and some surviving spouses qualify. The easiest way to verify your eligibility is by obtaining a Certificate of Eligibility (COE).
One of the biggest benefits of a VA loan is that qualified buyers can often purchase a home with 0% down, making homeownership more accessible.
No. Unlike many conventional loans with less than 20% down, VA loans do not require private mortgage insurance (PMI), which can save homeowners hundreds of dollars each month.
The VA does not set a minimum credit score. Individual lenders establish their own requirements, which often start around 580–620, though requirements vary.
The VA funding fee is a one-time fee that helps keep the VA loan program running. The amount depends on factors such as your down payment, military status, and whether you've used a VA loan before. Many buyers choose to roll the funding fee into their loan.
Many veterans receiving VA disability compensation, as well as some other eligible borrowers, are exempt from paying the VA funding fee.
Yes. VA loan benefits are reusable. Depending on your remaining entitlement and previous VA loan usage, you may be able to purchase another home using your VA benefits.
In some situations, yes. If you have sufficient remaining VA entitlement and meet lender qualifications, you may be able to have more than one VA loan at the same time.
No. VA loans are intended for primary residences. You must generally plan to occupy the home as your primary residence within a reasonable period after closing.
Yes, provided the condominium is VA-approved. If the condo is not currently approved, there may be options depending on the circumstances.
Yes. VA loans can be used to purchase properties with up to four units, as long as you occupy one of the units as your primary residence.
Yes. Some lenders offer VA construction loans, although they are less common than traditional VA purchase loans.
Possibly. While standard VA loans generally don't cover major renovations, there are renovation loan options available through certain lenders.
VA loans often offer competitive interest rates that may be lower than conventional financing, although rates vary based on market conditions and borrower qualifications.
VA buyers still pay closing costs, which may include title, escrow, appraisal, recording fees, prepaid taxes, and homeowners insurance. In many cases, sellers can contribute toward certain closing costs.
Yes. VA loans allow sellers to contribute toward eligible closing costs and certain concessions, subject to VA guidelines.
The VA no longer sets loan limits for borrowers with full entitlement. Your borrowing amount is generally determined by your income, credit profile, and lender qualifications.
Most VA home purchases close within approximately 30–45 days, although timelines vary depending on the lender, appraisal, and transaction details.
No. A VA appraisal estimates the home's value and checks that it meets the VA's Minimum Property Requirements. A home inspection is optional but highly recommended because it provides a more detailed evaluation of the property's condition.
The VA requires homes to be safe, structurally sound, and sanitary. The appraisal reviews factors such as roofing, utilities, heating, access, and overall habitability.
Yes, but it's generally not recommended. Even though a VA appraisal is required, it is not a substitute for a professional home inspection.
Possibly. VA loans often have more flexible waiting periods than some conventional loan programs, although eligibility depends on your financial recovery and lender guidelines.
Yes. The VA offers refinance options, including the Interest Rate Reduction Refinance Loan (IRRRL) for eligible current VA borrowers and cash-out refinancing for qualified homeowners.
A Certificate of Eligibility verifies that you qualify for VA home loan benefits. Most VA lenders can help obtain your COE during the loan application process.
No. Whether you're buying your first home or your fifth, eligible borrowers can use VA loan benefits multiple times.
Yes. Lenders generally include your tax-free Basic Allowance for Housing (BAH) as qualifying income when calculating your purchasing power.
Yes. Many military families purchase homes near their duty station using VA financing and later choose to rent or sell the property after receiving PCS orders, depending on their long-term goals.
VA transactions have unique appraisal requirements, financing guidelines, and contract considerations. Working with an experienced VA real estate specialist can help you avoid common mistakes, identify opportunities, and navigate the process with confidence.
The first step is speaking with a knowledgeable VA lender to determine your buying power and obtain a Certificate of Eligibility. From there, we'll help you find the right home, negotiate the best possible terms, and guide you through every step of the purchase process.
Ready to Run the Numbers?
One call. We'll walk through your timeline, your numbers, and what moving to Hawaii actually looks like for your situation.