VA Loans
01
Can I use a VA loan more than once?
Yes. Your VA benefit is reusable as long as you've paid off the previous loan or have remaining entitlement.
02
Does a VA loan require a down payment?
No. Zero down is one of the core benefits — and you keep that cash in your pocket.
03
What's the catch with a VA loan?
There isn't one. The funding fee is the only cost unique to VA loans — and it can be rolled into the loan.
04
Can I use a VA loan if I'm still active duty?
Yes. Active duty, veterans, and surviving spouses all qualify.
05
Does a VA loan cover closing costs?
Not automatically — but sellers can pay them, and lenders can roll some in. It's negotiable.
06
What credit score do I need for a VA loan?
The VA has no minimum. Most lenders look for 620+ but exceptions exist.
07
Can I use a VA loan to buy a condo?
Yes — but the condo complex must be VA approved. I can check that for you.
08
How long does VA loan approval take?
30-45 days on average. Starting with a lender before you find a house speeds everything up.
09
Can I refinance with a VA loan?
Yes. The VA IRRRL lets you refinance quickly with minimal paperwork.
10
What happens to my VA loan when I PCS?
You can rent the home out and use your remaining entitlement to buy again at your new duty station.
Military & PCS
11
Should I rent or buy on a PCS move to Colorado Springs?
If you have 2+ years on orders, buying almost always wins financially — especially with a VA loan and BAH.
12
How far in advance should I start looking for a home before PCS?
60-90 days out is ideal. Enough time to shop without rushing, but not so early the market shifts on you.
13
Can my spouse buy a home while I'm deployed?
Yes — with a power of attorney your spouse can handle the entire purchase on your behalf.
14
Can I keep my home as a rental when I PCS again?
Yes. Many military families turn their Colorado Springs home into a rental when they leave — it's a smart long-term wealth move.
15
What neighborhoods are closest to Fort Carson?
Fountain, Security-Widefield, and the south Colorado Springs corridor are the closest and most BAH-friendly.
16
How does BAH work for buying a home?
BAH replaces what you'd pay in rent — use it toward a mortgage instead and you're building equity on the government's dime.
17
Can I buy a home before I arrive at Fort Carson?
Yes. I work with buyers remotely all the time — virtual tours, video walkthroughs, and e-signatures make it seamless.
18
What's the biggest mistake military buyers make?
Waiting until they arrive to start. The best homes go fast — start the process before you get here.
19
Is Colorado Springs a good duty station for building wealth?
Yes. Home values have appreciated consistently, BAH covers most of a mortgage, and rental demand from other military families is strong.
20
Can I use my BAH toward a mortgage instead of rent?
Yes. Put it toward a mortgage and you're building equity instead of paying someone else's investment.
Buying a Home
21
What's the first step to buying a home?
Get pre-approved. Everything else — finding a home, making an offer, closing — moves faster once you have that letter.
22
What is earnest money?
A deposit you put down when your offer is accepted — typically 1% of the purchase price. It shows you're serious and goes toward closing costs.
23
Should I waive the inspection?
No. A $400 inspection can save you from a $40,000 problem. Never skip it regardless of how competitive the market is.
24
How many homes should I look at before making an offer?
As many as it takes — but don't overthink it. When the right one shows up you'll know. Most buyers find it within 5-10 homes.
25
What happens after my offer is accepted?
Inspection, appraisal, final loan approval, then closing. I walk you through every step.
26
What are closing costs?
Fees paid at the end of the purchase — typically 2-5% of the loan amount. They cover title, lender fees, taxes, and more.
27
Do I need a realtor to buy a home?
You don't have to — but in Colorado the seller pays the buyer's agent commission. You get professional representation for free.
28
What's the difference between pre-qualified and pre-approved?
Pre-qualified is an estimate. Pre-approved means a lender has verified your income, credit, and assets — sellers take it seriously.
29
Can I buy a home with student loan debt?
Yes. Lenders look at your debt-to-income ratio, not the loan balance. It's more manageable than most people think.
30
What credit score do I need to buy a home in Colorado Springs?
Conventional loans typically need 620+. VA loans are more flexible. FHA goes as low as 580.
Selling a Home
31
When is the best time to sell in Colorado Springs?
Spring and early summer traditionally move the most homes — but a well-priced home sells year-round here.
32
How do I price my home correctly?
Look at what similar homes sold for in the last 90 days — not what's listed, what actually closed. I run a full analysis for every seller.
33
Do I need to stage my home to sell?
You don't have to — but decluttering and neutralizing the space consistently gets higher offers. Small effort, big return.
34
How long will my home sit on the market?
In 2026 Colorado Springs, the average is 50-70 days. Price it right and you'll beat that.
35
What does it cost to sell a home in Colorado Springs?
Typically 6-8% of the sale price — commission, title fees, and the two costs set by Colorado law.
36
Should I make repairs before listing?
Focus on things buyers will flag in inspection — roof, HVAC, water heater. Cosmetic updates help but rarely return dollar for dollar.
37
Can I sell my home if I still have a mortgage?
Yes. Your mortgage gets paid off at closing from the sale proceeds.
38
What's the difference between list price and sale price?
List price is what you ask. Sale price is what someone pays. In today's market those are often different — knowing which way and by how much is where I earn my fee.
The Colorado Springs Market
39
Is Colorado Springs a buyer's or seller's market right now?
In 2026 it's shifted toward buyers — inventory is up, homes are sitting longer, and sellers are negotiating.
40
What is the average home price in Colorado Springs?
Around $480,000–$499,000 as of mid-2026 depending on the area.
41
How does Colorado Springs compare to Denver on price?
Colorado Springs runs 20-30% cheaper than Denver for comparable homes — with Pikes Peak out the window.
42
Is Colorado Springs growing?
Yes — military, aerospace, tech, and remote workers are all driving population growth consistently.
43
Are there HOAs in Colorado Springs?
Many neighborhoods have them. Fees and rules vary widely — I always check before we make an offer.
44
What's the property tax rate in Colorado Springs?
El Paso County rates are among the lowest in Colorado — typically 0.4-0.6% of assessed value.
45
Is Colorado Springs a good real estate investment?
Strong rental demand from military rotation, consistent appreciation, and low property taxes make it one of the better markets in the state.
46
What neighborhoods are up and coming in Colorado Springs?
Fountain and Security-Widefield for affordability, Northgate for new construction, and the Old North End for character and value.
First-Time Buyers
47
Are there programs for first-time buyers in Colorado Springs?
Yes — CHFA offers down payment assistance and below-market rates for qualifying buyers. VA loans are even better if you've served.
48
Should I use an online lender or a local lender?
Local lender almost every time. They know the market, communicate faster, and sellers' agents trust them — that matters when offers compete.
49
How much should I have saved before buying?
With a VA loan — almost nothing. With conventional — plan for 3-5% down plus 2-3% in closing costs.
50
What's the biggest mistake first-time buyers make?
Falling in love with a house before the numbers work. Keep your head — if the payment doesn't fit, walk away.
Still have a question? These are the 50 I hear most often — but every situation is different. Reach out and I'll give you a straight answer.
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Stacey Lynn
Licensed Real Estate Agent · Stone Gable Realty · Colorado Springs, CO
Army veteran and wife of a 22-year retired soldier. Stacey has lived the PCS life from both sides of the uniform and specializes in VA loans, military relocation, and helping families buy and sell in Colorado Springs. She serves Fort Carson, Peterson Space Force Base, Schriever Space Force Base, and all surrounding areas.
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