PCS Orders to Fort Carson? Your Guide to Buying a Colorado Home with a VA Loan

Relocating to Fort Carson, Colorado? You can most often get approved to purchase your new home with zero down payment using your VA home loan benefits even before you arrive in Colorado.

Receiving Permanent Change of Station (PCS) orders can be exciting, but moving your family, finding a home, and arranging financing while preparing for a new assignment can also be challenging.

If you are transferring to Fort Carson in Colorado Springs, understanding your VA home loan benefits can make your relocation considerably easier.

At Front Range Mortgage, LLC, VA mortgages are our specialty. We help active-duty military personnel and veterans navigate the Colorado homebuying process, including buyers currently stationed outside Colorado.  We have helped 1000s purchase their new home (or save money on their existing home) for nearly 30 years.

Some of the top things to know before purchasing your new home near Fort Carson.

Can You Buy a Home Near Fort Carson with Zero Down Payment?

Yes. One of the greatest benefits of VA home loans is the opportunity to purchase a home with no down payment.

For eligible military borrowers with sufficient VA entitlement, VA financing can offer several important advantages:

• Zero down payment: Qualified buyers may finance 100% of the purchase price, subject to VA and lender requirements.
• No monthly mortgage insurance: Unlike FHA loans and many conventional mortgages, VA loans do not require monthly mortgage insurance.
• Competitive interest rates: VA loans frequently offer attractive interest rates compared with conventional financing.
• Flexible credit guidelines: VA financing may accommodate credit profiles that would be more challenging under conventional guidelines.  We have closed VA loans from the mid-500 FICOs!
• Seller-paid closing costs: VA rules allow sellers to pay certain closing costs, and additional seller concessions are permitted within applicable limits.  Most of our buyers are having the seller cover many or all of their closing costs on their new home!  O down and have the seller cover closing costs.

These advantages can be particularly valuable when relocating to Colorado and managing the expenses associated with a military move.

Can You Get Approved for a VA Mortgage Before Arriving in Colorado?

Yes. You generally do not need to be physically present in Colorado to begin the mortgage process or obtain VA loan preapproval.

Many military buyers begin their mortgage applications while still stationed at another military installation.

For example, you may currently be stationed at Fort Cavazos, Fort Stewart, Fort Liberty, or Joint Base Lewis-McChord and have received orders transferring you to Fort Carson.

You can begin the mortgage process before departing your current duty station.

What Documents Will You Need?

Depending on your circumstances, the lender may request:

1. Your PCS orders or other documentation confirming your new assignment.
2. Recent Leave and Earnings Statements (LES).
3. Documentation of military income and allowances.
4. Information regarding existing mortgages and other monthly debts.
5. Bank statements and other supporting financial documents.

Your lender will review your credit, income, existing obligations, and VA entitlement to determine your purchasing power.

Front Range Mortgage can help you start this process remotely, before your arrival in Colorado.

Can You Use Your Military BAH to Qualify for a VA Mortgage?

Yes. Your Basic Allowance for Housing (BAH) can generally be included as qualifying income for a VA mortgage when properly documented.

This can be an important advantage for military families relocating to Fort Carson.

Your qualifying income may include:

• Military base pay.
• Basic Allowance for Housing (BAH).
• Basic Allowance for Subsistence (BAS).
• Other qualifying military compensation, subject to underwriting guidelines.

Because BAH and BAS are generally nontaxable, VA underwriting guidelines may allow qualifying adjustments to certain nontaxable income.

Your lender must verify the applicable income and its expected continuance.

What If Your BAH Changes When You Transfer to Colorado?

Your housing allowance may change when you receive orders to Fort Carson.

Your lender can review your PCS documentation and applicable military pay information to determine which income amounts may be used in qualifying.

This is one reason to obtain mortgage preapproval before selecting a home or making an offer.

Can You Keep Your Current Home and Obtain Another VA Mortgage in Colorado?

Yes. In certain circumstances, you can retain your existing VA-financed home and obtain another VA mortgage to purchase your new primary residence in Colorado.

Many service members mistakenly believe they can have only one VA mortgage at a time.

That is not necessarily correct.

For example, assume you purchased a home using VA financing while stationed in Georgia. You subsequently receive PCS orders to Fort Carson.

You may be able to:

1. Keep your existing Georgia home.
2. Convert that property into a rental.
3. Purchase a new primary residence in Colorado.
4. Use your remaining VA entitlement toward the Colorado purchase.

Will You Need a Down Payment on the Second VA Mortgage?

That depends on several factors, including:

• The amount of VA entitlement currently charged to your existing mortgage.
• The applicable county loan limit used to calculate remaining entitlement.
• The purchase price of your new Colorado home.
• Your available qualifying income and existing debts.

Some borrowers can obtain a second VA mortgage with zero down payment. Others may need a partial down payment because of limited remaining entitlement.

Front Range Mortgage can calculate your remaining VA entitlement before you begin shopping for a Colorado home.

Where Should You Buy a Home Near Fort Carson?

Fort Carson is located south of central Colorado Springs, making several nearby communities popular areas to consider when purchasing a home.

• Fountain, Colorado. Fountain is located south of Colorado Springs and offers residential neighborhoods that may be convenient for many Fort Carson personnel.
• Security-Widefield. Security-Widefield offers established neighborhoods and a variety of housing options south of central Colorado Springs.
• Colorado Springs. Colorado Springs provides a broad range of neighborhoods, housing styles, schools, shopping, and recreational opportunities.Depending on your priorities, you may prefer southern Colorado Springs for proximity to Fort Carson or northern neighborhoods for other lifestyle considerations.
• Monument and Northern El Paso County. Some military families prefer Monument or northern El Paso County, particularly when a longer commute is acceptable. Important: Actual commute times depend on the neighborhood, assigned installation gate, traffic, and duty schedule. Consider testing your intended commute before purchasing.

Can the Seller Pay Your VA Closing Costs?

Yes. VA financing offers substantial flexibility regarding seller-paid closing costs.

There is an important distinction between ordinary closing costs and seller concessions.

Under VA guidelines, sellers may generally pay allowable ordinary closing costs without those payments counting toward the separate 4% seller-concession limit.

The 4% concession rule applies to certain additional benefits, such as payment of the VA funding fee and certain borrower obligations.

Seller-paid expenses remain subject to VA requirements, lender guidelines, and the terms of the purchase contract.

This flexibility can be particularly helpful when purchasing a home during a PCS relocation.

With careful negotiation, eligible borrowers may be able to purchase a Colorado home with little out-of-pocket expense.

Do You Have to Move into Your Colorado Home Immediately?

VA mortgages are intended for eligible borrowers purchasing a primary residence, not investment properties or vacation homes.

Generally, VA borrowers must certify their intention to occupy the home as their primary residence within a reasonable time.

VA guidance ordinarily considers occupancy within 60 days after closing reasonable, but certain circumstances permit delayed occupancy.

Special provisions may also apply when a spouse or dependent child occupies the property.

If your PCS reporting date is several months away, discuss your specific occupancy timeline with your lender before entering into a purchase contract.

How Long Does It Take to Close a VA Mortgage in Colorado?

VA mortgages do not necessarily require longer closing periods than conventional mortgages.

At Front Range Mortgage, we generally target purchase closings within approximately 25–30 days, depending on the property, appraisal, underwriting, and other transaction requirements.

Starting your mortgage preapproval before arriving in Colorado can help streamline the process.

The typical steps include:

1. Initial mortgage consultation and financial review.
2. VA eligibility and entitlement verification.
3. Mortgage preapproval.
4. Home search and purchase contract.
5. VA appraisal and mortgage underwriting.
6. Final approval and closing.

Military buyers may also be able to complete substantial portions of the process electronically while stationed outside Colorado.

Why Work with a Colorado VA Mortgage Specialist?

VA mortgages have specialized requirements involving entitlement, military income, occupancy, funding fees, appraisals, and underwriting.

Working with a mortgage professional who regularly handles VA loans can help you understand your options before making important financial decisions.

Front Range Mortgage, LLC is a Colorado mortgage brokerage specializing in VA, conventional, and FHA home loans.

Our team offers:

• Nearly 30 years of Colorado mortgage experience.
• Extensive experience with Colorado VA home loans (we have helped 1000s)!
• Assistance for military buyers relocating from other states.
• VA entitlement calculations for borrowers retaining existing homes.
• Personalized comparisons of mortgage rates, fees, and loan options.
• Remote mortgage consultations and electronic application options.

We understand that military relocation involves more than simply obtaining a mortgage. Timing, reporting dates, household moves, and existing housing obligations can all influence your financing strategy.

Frequently Asked Questions About Fort Carson VA Home Loans

Can I get preapproved before receiving my final PCS orders?

You may be able to receive a preliminary mortgage preapproval based on your existing income and financial qualifications. Final underwriting may require documentation of your new assignment and applicable military compensation.

• Is there a minimum credit score for a VA mortgage? The VA does not establish a universal minimum credit score, although individual lenders may impose their own credit requirements.   We have helped Veterans with FICO scores in the mid to upper 500s!  Much easier if you have higher scores (but we will start where ever you are).
• Can I use my VA loan benefits more than once? Yes. VA home loan benefits are reusable, subject to entitlement and eligibility requirements.
• Do I have to sell my current home before buying near Fort Carson? Not necessarily. Some borrowers qualify while retaining their current residence, including homes financed with existing VA mortgages.
• Can I purchase a home in Colorado while still stationed overseas? Potentially, yes. Remote processing and closing arrangements may be available, but occupancy requirements and your specific military circumstances must be reviewed.

PCS Orders to Fort Carson? Start Your Colorado VA Mortgage Preapproval Today.

If you have received orders transferring you to Fort Carson, you do not have to wait until you arrive in Colorado to explore your VA mortgage options.

Front Range Mortgage, LLC – Colorado VA Home Loan Specialists

We can help you determine:

• Your maximum qualifying purchase price.
• Whether you qualify for zero down payment.
• How your BAH affects your purchasing power.
• Whether you can retain an existing VA-financed home.
• Your estimated mortgage payment and closing costs.
• Your options for completing your purchase before or after your PCS move.

Contact Front Range Mortgage today for a personalized Colorado VA mortgage consultation.

VA loan eligibility, approval, rates, and terms are subject to applicable VA requirements, lender underwriting, and borrower qualifications. Zero-down financing is not available in every circumstance. This article is for general educational purposes and is not a commitment to lend.