Are you a veteran or service member looking to buy in Maryville or greater Blount County? You have strong financing options, but the process can feel confusing if it is your first VA loan. You want clear steps, realistic timelines, and local insight so you can move forward with confidence.
In this guide, you will learn who qualifies, what the VA funding fee is, how appraisals and repairs work, how long a Maryville purchase typically takes, and the smart next steps to take right now. You will also get practical tips to help your offer stand out with local sellers. Let’s dive in.
VA loan basics for Maryville buyers
A VA loan is a mortgage backed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, many National Guard and Reserve members, and certain surviving spouses. The VA guarantee helps you access favorable terms, often with no down payment and no private mortgage insurance.
To use a VA loan, you need a Certificate of Eligibility (COE) that confirms your entitlement. You can review eligibility and loan benefits on the VA’s home loan page and request your COE directly through the VA or your lender.
- Review VA home loan basics and eligibility on the VA site: VA home loans overview
- Request your COE early in the process: How to get a COE
Tip: Apply for your COE before house hunting. Having it ready helps your lender issue a strong pre-approval and reassures sellers your financing is on track.
Costs to expect with a VA loan
VA loans can minimize your out-of-pocket cash, but you will still have closing costs and, in many cases, the VA funding fee.
- VA funding fee. This is a one-time charge at closing. The amount depends on factors like your down payment and whether you have used a VA loan before. Many buyers choose to finance the fee into the loan. Some borrowers are exempt, such as many veterans with service-connected disabilities and certain surviving spouses. Review current rates and exemptions here: VA funding fee and exemptions.
- Other closing costs. Expect fees for appraisal, title, lender processing, and prepaid taxes and insurance. VA rules limit certain borrower-paid fees. Ask your lender for a Loan Estimate so you can plan your budget.
- Seller credits. Sellers can pay some of your closing costs. Your offer strategy can include seller-paid items where appropriate, especially if the appraisal later requires repairs.
Bottom line: Confirm your funding fee status, compare a pay-now vs finance option with your lender, and build in a realistic closing-cost budget.
Appraisal and property rules in Blount County
VA loans require a VA appraisal. This is different from a home inspection and serves two purposes: it confirms market value and checks the property’s basic safety and livability.
VA appraisal vs. inspection
- VA appraisal. A VA-approved appraiser evaluates value and the home’s Minimum Property Requirements. Learn what the appraisal covers here: VA appraisals overview.
- Home inspection. This is optional but highly recommended. An independent inspector can uncover issues the appraisal may not catch. Use both to make an informed decision.
Minimum Property Requirements in practice
The VA’s Minimum Property Requirements (MPRs) focus on safety, sanitation, and structural soundness. Examples include adequate heating, a sound roof, functional plumbing and electrical, and no health or safety hazards. If the appraisal flags MPR issues, the seller may need to complete repairs before closing or you may use a repair escrow if allowed by the lender and VA.
Some property types have special rules. Review VA guidance for condos, manufactured homes, and other property types here: VA loan types and property guidelines.
Local property types and what to watch
Maryville and wider Blount County include a mix of in-town homes, older properties, rural homes, and manufactured housing. Each can raise different considerations under VA guidelines:
- Older or renovated homes. Look for roof, electrical, and plumbing conditions that meet MPRs. An upfront inspection helps avoid surprises during the VA appraisal.
- Rural properties with wells or septic. The appraisal will review functionality and safety. Plan enough time for any well or septic checks and follow-up.
- Manufactured homes. These require specific criteria, such as a permanent foundation and classification as real property. Ask your lender to confirm documentation and site conditions early.
- Condos. Many condo projects need VA approval. If the community is not approved, your lender can advise on the approval path or other options.
- Floodplain properties. If a home is in a Special Flood Hazard Area, you will need flood insurance in line with VA and lender requirements.
Clear communication with your lender and agent early in the process is the best way to keep momentum if any repairs or documentation are needed.
Timeline for a Maryville VA purchase
Every transaction is unique, but these ranges are common for VA-financed purchases in our area:
- COE and pre-approval: 1 to 7 days if records are available. Many lenders can pull your COE quickly.
- House hunting and offer: Varies by inventory and your goals.
- Under contract to close: Often 30 to 45 days for VA loans, depending on appraisal timing and underwriting.
- Appraisal order to report: Typically 7 to 21 days. In smaller markets or busy seasons, it can take longer.
- Repairs and re-inspections: If required, plan for 1 to 3 weeks depending on contractor availability and scope.
- Final underwriting and closing: Commonly 7 to 14 days after appraisal and repairs are complete.
Local factors that may affect timing include appraiser availability, contractor schedules for any MPR fixes, and property type complexity. Build realistic dates into your contract and keep your lender, agent, and the seller aligned on repair expectations.
How to strengthen your VA offer
You can compete effectively with a VA loan by presenting a clean, confident offer:
- Get your COE and full pre-approval from a lender experienced with VA loans in East Tennessee.
- Set a realistic appraisal timeline in the contract and communicate it upfront.
- Use a strong earnest deposit and clear contingencies to show commitment.
- Order your home inspection early so any issues are known before the VA appraisal.
- Discuss repair strategies with your agent, such as seller credits, targeted MPR fixes, or escrow if allowed.
- Be flexible on closing and occupancy when it helps the seller’s planning.
Next steps for Maryville VA buyers
If you want to buy in Maryville or anywhere in Blount County with a VA loan, start here:
- Apply for your COE and share it with your lender: Request a COE.
- Get pre-approved with a VA-savvy lender. Ask about the funding fee, exemptions, and which closing costs the seller can pay.
- Review VA loan basics so you understand the process and benefits: VA home loans overview.
- Plan for the appraisal and inspection. Schedule a home inspection early and build time for potential MPR repairs.
- Work with a local VA-experienced agent who can navigate appraisals, repairs, and negotiation in the Maryville market.
Helpful VA resources
- Overview of benefits and eligibility: VA home loans
- Certificate of Eligibility: Get your COE
- Funding fee and exemption rules: VA funding fee
- Appraisals and MPR basics: VA appraisals
- Property types and special rules: VA loan types
Buying with a VA loan in Maryville is absolutely achievable with the right prep and a clear plan. If you want grounded guidance on inspections, repairs, timelines, and offer strategy, reach out for local help that respects your service and your goals. Connect with Brandon Crawford to map your next steps.
FAQs
Do VA loans in Maryville require a down payment?
- Often no down payment is required for eligible borrowers, but you may need cash if the price exceeds the appraised value or you choose to put money down.
How long do VA appraisals take in Blount County?
- Appraisals typically take 1 to 3 weeks from order to report, with timing affected by appraiser availability and seasonal demand.
What is the VA funding fee and can I be exempt?
- The funding fee is a one-time charge at closing that many borrowers can finance; some are exempt based on VA criteria, so review current details here: VA funding fee.
Can I use a VA loan for a condo or manufactured home in Maryville?
- Yes, if the property meets VA rules; many condos need VA project approval, and manufactured homes must meet specific foundation and real-property criteria.
Are VA loans allowed for investment or second homes?
- No, VA loans are intended for owner-occupied primary residences only, as outlined by VA guidelines.
