Using A VA Loan To Buy In Dover Near Fort Campbell

Thinking about using your VA loan to buy in Dover while stationed at Fort Campbell? The value and space you can find around the Cumberland River are appealing, but the 45 to 60 minute commute is a real factor. You want to stretch your benefits, choose the right home, and avoid costly surprises. This guide walks you through how VA loans work here, commute and lifestyle tradeoffs, and a clear plan to shop, negotiate, and close with confidence. Let’s dive in.

Why Dover appeals to VA buyers

Dover offers a quieter, more rural setting along the river with access to Land Between the Lakes. Recent market snapshots show many homes priced in the mid 200s to low 300s, though small-market medians can move quickly month to month. If price and privacy matter most, Dover can be a smart fit.

The key tradeoff is the drive to post. Dover to Fort Campbell is about 37 miles and typically 45 to 60 minutes by car depending on the gate and traffic. You can review the route and timing using this estimate of the Dover to Fort Campbell drive. Stewart County’s property taxes are managed locally in Dover; you can confirm current rates and deadlines with the Stewart County Assessor’s office.

• Commute reference: distance and drive time estimate
• County resource: Stewart County Assessor contact page

VA loan basics you can use now

Zero down with full entitlement

The VA guarantees part of your loan, which often lets you buy with no down payment when you have full entitlement and your lender approves you. There is no VA-set maximum loan amount for eligible borrowers; lenders use your credit, income, and the appraisal to determine approval. See how entitlement and loan limits work on the VA’s loan limits page.

• Learn more: VA loan limits and entitlement

Get your Certificate of Eligibility early

Your Certificate of Eligibility confirms your entitlement and whether you are exempt from the funding fee. Most VA lenders can retrieve your COE for you, or you can request it directly. Start here to check eligibility and request your COE.

• Start here: VA eligibility and COE

Funding fee, exemptions, and refunds

Most VA buyers pay a one-time funding fee that can be financed into the loan or paid at closing. The amount depends on your usage history and down payment, so have your lender confirm the current chart. Some buyers are exempt, including certain veterans receiving VA disability compensation and eligible surviving spouses, and refunds may be available if an exemption is confirmed after closing.

• Details: VA funding fee and closing costs
• Exemptions and refunds: VA funding fee exemptions

Occupancy when you have orders

VA loans are for primary residences, and you certify that you’ll occupy the home. VA guidance generally expects occupancy within a reasonable time, often about 60 days. If PCS orders or deployment delay your move-in, your lender can document a later occupancy plan with your orders.

• Policy overview: VA purchase eligibility and occupancy

How lenders count military income

Many VA-experienced lenders count Basic Allowance for Housing as qualifying income and may gross it up because it is non-taxable. Bring your LES and orders early so underwriting can verify stability. Ask each lender how they treat BAH, special pays, and timelines for VA closings.

• Helpful primer: How BAH works with VA loans

Appraisal, MPRs, and your negotiation plan

VA appraisal and the Notice of Value

Your lender orders a VA appraisal, and a VA staff appraiser reviewer issues the Notice of Value. The NOV sets the reasonable value and lists any repairs needed to meet Minimum Property Requirements that focus on safety, sanitation, and structural soundness. Required repairs are typically completed or escrowed before closing.

• What to expect: VA appraisal and NOV process

Protect yourself with the VA escape clause

If the NOV comes in below the contract price, the VA escape clause lets you renegotiate or walk away without penalty if the seller will not adjust terms. Make sure your offer includes the VA escape clause language.

• Clause language: VA escape clause

Closing costs and seller concessions

Sellers can pay ordinary closing costs with no VA dollar cap. Additional seller concessions are capped at 4 percent of the VA reasonable value. Within that 4 percent, a seller can cover items like the funding fee, prepaid taxes and insurance, or a temporary rate buydown.

• Rules to know: VA funding fee and closing costs

Dover home search strategy near Fort Campbell

• Balance commute and price. If you value a shorter drive, compare Dover to closer options. If space and budget are higher priorities, Dover can deliver value if the commute works for your schedule.
• Plan occupancy around orders. If you will not move in within about 60 days, coordinate with your lender early and document your timeline with orders.
• If considering a condo, verify VA approval early. If the project is not VA approved, approval can add time to your purchase.
• Call the post housing office. Before deciding to live off post, the Fort Campbell Housing Services Office can explain local resources and guidance for your move.
  • Resource: Fort Campbell Housing Services

Step-by-step checklist for Dover VA buyers

1. Pull your COE and confirm any funding fee exemption status. If needed, ask your lender to retrieve it for you. Check COE

2. Interview VA-savvy lenders. Ask how they treat BAH and non-taxable income, what documents they need, and their average VA timeline. BAH overview

3. Get preapproved. Make sure your preapproval clearly notes VA financing so sellers understand appraisal timing and the VA escape clause.

4. Compare commute and lifestyle. Use a map and drive-time check for Dover to Fort Campbell so you can set realistic expectations. Drive-time estimate

5. Write a strong VA offer. Include the VA escape clause and address who will handle any repairs tied to VA Minimum Property Requirements. Escape clause

6. Prepare for appraisal and repairs. Review the NOV quickly, negotiate repairs or escrow, and confirm closing timing. Appraisal and NOV

7. Use seller credits wisely. Ask the seller to cover allowable closing costs and consider concessions for prepaid items or a rate buydown, staying within the 4 percent cap. Closing cost rules

8. Keep your records. Save your NOV, COE, and closing documents. If an exemption or refund is determined later, you will have what you need. Funding fee exemptions

The bottom line for Dover buyers

If the rural setting, water access, and price point fit your goals, Dover can be a great use of your VA benefit as long as the commute works for your routine. With the right lender, a clear plan for appraisal and repairs, and smart use of seller credits, you can close smoothly and confidently. When you are ready to compare neighborhoods and build a VA-specific strategy, reach out to Mary McCooley for local, military-savvy guidance.

FAQs

Is Dover a good fit if I’m assigned to Fort Campbell?

• It depends on your priorities. Dover offers value and a quieter setting, but the drive to post is typically 45 to 60 minutes for about 37 miles. Review your schedule and confirm routes before you decide. Drive-time reference

Do VA loans require a down payment for Dover homes?

• Not usually if you have full entitlement and lender approval. The VA guarantees part of the loan rather than setting a hard cap, so many buyers qualify with zero down. VA loan limits and entitlement

Can the seller pay my closing costs on a VA loan?

• Yes. Sellers can pay ordinary closing costs with no VA dollar cap, and additional concessions are limited to 4 percent of the VA reasonable value. The funding fee can be paid by the seller and counts toward that cap. Closing cost rules

What happens if the VA appraisal comes in low?

• The VA escape clause lets you renegotiate or walk away if the Notice of Value is lower than your contract price and the seller will not adjust. Escape clause

How does BAH help me qualify for a VA loan?

• Many lenders count BAH as income and may gross it up because it is non-taxable, as long as it is stable and documented with LES and orders. Policies vary by lender. BAH and VA loans

Who can help me with off-post housing guidance for Fort Campbell?

• The Fort Campbell Housing Services Office can provide resources and guidance before you buy or lease off post. Fort Campbell Housing Services