PCS orders to Fort Gordon? As a military family we understand military moves from both sides of the transaction. I have used my VA benefit myself, and I've helped military families relocating to the Augusta area make sense of their VA loan, BAH, commute, and housing options.
A quick note on the name: the post was renamed Fort Eisenhower in 2023, and in June 2025 the Army restored the name Fort Gordon, now honoring Medal of Honor recipient Master Sgt. Gary Gordon. You'll still see "Fort Eisenhower" on older orders, websites, and maps. It's the same installation.
Whether you're moving to Grovetown, Evans, Martinez, Augusta, or across the river to North Augusta, here's what you need to know before buying a home near Fort Gordon.
Quick Answers for Military Buyers
- Down payment: Eligible VA buyers can often purchase with $0 down and no monthly PMI.
- Funding fee: 2.15% for first use with less than 5% down; it can usually be financed into the loan, and many disabled veterans are exempt.
- 2026 BAH (with dependents): $1,890 for E-5, $2,157 for E-6, $2,250 for O-3, $2,559 for O-4 (MHA GA073).
- Georgia disabled-veteran exemption: up to $126,526 off assessed value for qualifying veterans in 2026.
- Popular areas: Grovetown, Martinez, Evans, Augusta, and North Augusta, SC.
Buying a Home Near Fort Gordon With a VA Loan
Can I buy a home near Fort Gordon with $0 down using a VA loan?
Yes. Eligible VA buyers can often purchase a home with $0 down, and VA loans do not require monthly private mortgage insurance (PMI). If you have full VA entitlement, VA does not impose a loan limit, although you still must qualify with your lender and the home's value must support the purchase.
That combination can make the VA loan one of the strongest homebuying benefits available to military families. Instead of putting a large amount of cash into a down payment, you may be able to keep those funds for moving expenses, emergencies, improvements, or reserves after your PCS.
What is the VA funding fee in 2026?
Most VA borrowers pay a one-time VA funding fee. The amount depends on your down payment and whether you've used your VA home loan benefit before.
Down payment | First VA use | After first use |
|---|---|---|
Less than 5% | 2.15% | 3.30% |
5%–9.99% | 1.50% | 1.50% |
10% or more | 1.25% | 1.25% |
The funding fee can generally be financed into the VA loan rather than paid entirely at closing.
Some veterans are exempt from the funding fee, including many veterans receiving VA compensation for a service-connected disability and certain other qualifying borrowers. Active-duty service members who have received a Purple Heart may also qualify. If you're unsure whether you're exempt, check your Certificate of Eligibility and confirm your status with your VA-approved lender.
Can the seller pay my closing costs on a VA loan?
Yes. A seller can pay allowable closing costs for a VA buyer, and VA rules also permit certain seller concessions. The commonly quoted 4% VA limit applies specifically to seller concessions, not to every ordinary seller-paid closing cost. That distinction matters.
Depending on the transaction, we may negotiate seller-paid closing expenses, rate-buydown costs, or other allowable items to reduce the amount you need at closing. How aggressively we ask depends on the property, days on market, competing offers, price, and current Augusta-area market conditions. The goal is to protect your cash without weakening your position with the seller.
Will a VA appraisal hurt my offer?
A VA appraisal doesn't automatically make your offer weaker. The VA appraiser determines the property's value and checks whether it meets VA Minimum Property Requirements (MPRs). A VA appraisal is not the same thing as a home inspection.
MPRs are primarily designed to make sure the property is safe, structurally sound, and sanitary. Safety hazards, significant wood deterioration, defective systems, or other condition problems may need to be addressed before a VA loan closes.
This is where working with an agent who understands VA transactions matters. When I'm helping a VA buyer, I'm looking for potential VA issues before we get deep into the transaction. If something comes up, we work with the lender, listing agent, seller, and the right professionals to find the best way to address it.
Can I keep my house as a rental when I PCS again?
Potentially, yes. A VA purchase loan is intended for a home you plan to occupy as your primary residence when you buy it. If you later receive PCS orders and move, you may be able to keep that property as a rental rather than selling it.
That's one reason military families should think beyond their first PCS when choosing a home. A property that works well as your residence today may also have value as a future rental.
You may even be able to use your VA benefit again while keeping the original property. That depends on how much entitlement remains, the price of the next home, applicable county loan limits when partial entitlement is involved, and lender qualification. If building a rental portfolio is part of your long-term plan, we'll factor that in while we look at homes near Fort Gordon.
Are there assumable VA loans in Augusta?
Yes. VA loans can be assumed by a qualified buyer, which is especially valuable when the existing mortgage carries a rate well below today's market. If a seller has an older VA mortgage with a low rate, assuming it could mean a substantially lower monthly payment than a new loan at today's rate.
There are important details, though. The buyer must qualify for the assumption, and there may be a significant gap between the seller's remaining balance and the purchase price that has to be covered.
VA entitlement also matters. If an eligible veteran assumes the loan and completes a qualifying Substitution of Entitlement, the seller may be able to restore the entitlement tied to that loan. Without it, the original veteran's entitlement can stay tied to the property.
When we search, we can specifically look for listings advertising assumable VA mortgages and dig into the existing loan terms to see whether an assumption is worth pursuing.
What is Georgia's disabled-veteran property tax exemption in 2026?
For 2026, qualifying disabled veterans in Georgia may receive a homestead exemption of up to $126,526 from assessed value. The amount is adjusted periodically, and eligibility requirements apply.
In Columbia County, qualifying veterans apply through the county tax office with the required documentation, including VA documentation for disability-based eligibility. A veteran with a 100% service-connected disability rated total and permanent may qualify, but verify your individual eligibility with the county tax office. The savings can be significant, so it's worth looking into before you buy.
Can I buy new construction with a VA loan?
Yes. VA financing can be used for eligible new-construction purchases, and many military families near Fort Gordon use it to buy newly built homes. Before signing a new-construction contract, make sure the builder, property, lender, and transaction structure will all work with your VA financing. You should also understand:
- Builder incentives, and whether a preferred lender is required to receive them
- Closing-cost incentives
- Interest-rate incentives or temporary/permanent buydowns
- VA appraisal requirements
- Property completion requirements
- Builder warranties
- Inspection opportunities during construction
- HOA and community fees
- Property taxes after the home is fully assessed
There are new-construction opportunities throughout Grovetown, Evans, Appling, and other communities around Fort Gordon. We can compare new construction with resale homes based on your BAH, commute, expected time on station, and long-term plans for the property.
Should I buy in Georgia or North Augusta, South Carolina?
Don't assume Georgia and South Carolina have the same property taxes or veteran benefits. They don't. Military families considering North Augusta should compare South Carolina's property-tax system and veteran exemptions with Georgia's before deciding which side of the Savannah River makes the most sense.
For example, qualifying South Carolina veterans with a total and permanent service-connected disability may be eligible for a property-tax exemption on their legal residence and up to five acres, subject to state eligibility requirements. Taxes are only one part of the decision, though. Commute, schools, home prices, lifestyle, and how long you expect to own should all be weighed.
2026 BAH at Fort Gordon: What Your Housing Allowance Buys
Your Basic Allowance for Housing plays a major role in setting your housing budget during a PCS. Fort Gordon falls within Military Housing Area GA073 (Augusta, Georgia).
What is the 2026 BAH at Fort Gordon?
Selected 2026 monthly BAH rates with dependents:
Rank | Monthly BAH |
|---|---|
E-4 | $1,809 |
E-5 | $1,890 |
E-6 | $2,157 |
E-7 | $2,190 |
O-1 | $1,929 |
O-2 | $2,154 |
O-3 | $2,250 |
O-4 | $2,559 |
O-5 | $2,787 |
BAH varies by rank and dependent status, so always verify your allowance with the official Department of Defense BAH calculator.
About how much home could my Fort Gordon BAH cover?
One of the questions military buyers ask me most often: "If this is my BAH, about how much house does that translate to?"
Here's a rough illustration using a 30-year mortgage at 6.25%, $0 down, and about $350 per month for property taxes and homeowners insurance.
Rank | 2026 BAH with dependents | Approximate home price |
|---|---|---|
E-5 | $1,890 | About $250,000 |
E-6 | $2,157 | About $295,000 |
O-3 | $2,250 | About $310,000 |
O-4 | $2,559 | About $360,000 |
These aren't loan-qualification amounts. They're a starting point for understanding purchasing power. Actual payments and qualification depend on your rate, credit, other debts, funding-fee status, property taxes, insurance, HOA dues, residual-income requirements, lender guidelines, and the specific property. Your lender should calculate your real purchasing power before we start writing offers.
Can lenders count BAH as income for a VA loan?
Yes. VA lending guidelines allow properly verified BAH to be counted as effective income when qualifying an eligible borrower. BAH is also generally excluded from federal taxable income, so look at your entire military compensation package rather than comparing base pay alone with a civilian salary. A VA-experienced lender can review your LES, BAH, debts, credit, residual income, and other compensation to determine what you can actually afford.
Is it better to buy or rent near Fort Gordon?
There's no universal answer. Your expected time on station, BAH, home price, interest rate, transaction costs, local rents, and what you plan to do with the property after your next PCS all matter.
Buying gives you the chance to build equity instead of paying rent, but equity isn't guaranteed, especially over a short ownership period. For some families buying makes sense because they expect to stay several years or plan to keep the home as a rental. For others, renting provides more flexibility. We can run the actual numbers before you decide.
Best Places to Live Near Fort Gordon
How long is the commute to Fort Gordon?
Commute time varies with the neighborhood, time of day, traffic, and which gate you use. Military families commonly consider:
- Grovetown: One of the closest major residential areas to Fort Gordon, with extensive newer construction and a large military population.
- Martinez: Convenient to shopping, Columbia County amenities, I-20, and multiple routes toward post.
- Evans: Popular with buyers who want Columbia County amenities and neighborhoods; your commute depends heavily on where in Evans you live.
- North Augusta: A South Carolina alternative with different taxes and veteran benefits, but generally a longer commute to Fort Gordon.
Rather than relying on one generic estimate, we can calculate drive times from individual homes to the gate you'll actually use, during the hours you'll typically be on the road.
PCS to Fort Gordon? Start With the Numbers.
A military move involves more than finding a house. You need to understand your VA benefit, BAH, commute, closing costs, taxes, neighborhoods, resale potential, and what happens to the property when the military moves you again.
Having served in the Air Force myself, I know a PCS isn't simply a real estate transaction. The goal is a housing decision that works for your family now, with your next assignment in mind.
The Fairey Team helps military families buy and sell throughout Fort Gordon, Augusta, Grovetown, Evans, Martinez, Columbia County, and North Augusta. Contact the Fairey Team to talk through your PCS timeline, or start your search with homes in Grovetown, Evans, and Martinez.
Frequently Asked Questions About Moving to Fort Gordon
Is Fort Gordon the same as Fort Eisenhower?
Yes. The installation was called Fort Eisenhower from 2023 until June 2025, when the Army restored the Fort Gordon name in honor of Master Sgt. Gary Gordon.
Can I use a VA loan with $0 down near Fort Gordon?
Yes. Eligible borrowers can often use a VA loan with no down payment and no monthly PMI. Qualification, entitlement, lender requirements, and property value still apply.
Can the seller pay my VA closing costs?
Yes. Sellers can pay certain allowable closing costs. VA also allows seller concessions under separate rules, including a 4% limit on specified concessions.
Can I rent my VA-financed home after I PCS?
Potentially. You must meet VA occupancy requirements when you buy. If you later PCS, you may be able to keep the property as a rental.
Can I use my VA loan more than once?
Yes. VA home-loan benefits can be used more than once. Depending on your circumstances, you may have restored entitlement or enough remaining entitlement to buy another primary residence.
Are VA loans assumable?
Yes. A qualified buyer may be able to assume an existing VA loan. The seller should understand how the assumption affects their entitlement and whether Substitution of Entitlement is available.
What is Fort Gordon's 2026 BAH?
Fort Gordon is in the Augusta, Georgia Military Housing Area, GA073. BAH varies by rank and dependent status. 2026 BAH with dependents is $1,890 for E-5, $2,157 for E-6, $2,250 for O-3, and $2,559 for O-4.
What areas should I consider when PCSing to Fort Gordon?
Military families frequently consider Grovetown, Evans, Martinez, Augusta, and North Augusta. The best fit depends on budget, commute, schools, lifestyle, taxes, and whether you plan to sell or keep the property after your next PCS.
Last updated: September 2026
Important: VA rules, BAH, interest rates, taxes, insurance costs, property-tax exemptions, lender requirements, and housing costs can change. Mortgage examples on this page are illustrations only and are not loan estimates or promises of qualification. Confirm current financing information with a VA-approved lender and tax eligibility with the appropriate state or county authority before making a financial decision.
