You Served. You Build Anywhere.
VA Construction Loans in Union County — Build with $0 Down
Veterans across Union County with VA eligibility can build a brand-new home at any address in the county with nothing down. Lake Butler city lots, suburban subdivisions, rural acreage: the VA One-Time Close wraps land, construction, and your permanent mortgage into one closing, with no monthly mortgage insurance, ever.
Jim Blackburn · NMLS #1072866 · 7× Scotsman Guide Top Producer · $500M+ closed · (954) 993-1625
$0
Down Payment
100% financing of the as-completed value — the benefit you earned.
No Limit
Loan Amount · Full Entitlement
With full entitlement, VA sets no maximum — unlike FHA's county cap.
Anywhere
In Union County
No eligibility map — Lake Butler included, where USDA can't go.
$0/mo
Mortgage Insurance
VA charges no monthly MI — the biggest monthly advantage in lending.
Key Facts & Highlights
Key facts about the VA construction loan in Union County
- VA financing works at every address in Union County — no eligibility map, no income cap, no loan limit with full entitlement. (VA home loan program)
- The 2020 Blue Water Navy Act removed VA loan limits for borrowers with full entitlement — your Union build is sized by qualification, not a cap. (VA loan limit rules for full entitlement)
- VA underwriting is residual-income based with no fixed DTI cap — a significantly higher debt-to-income ratio is possible than USDA or FHA allow. (VA Lender's Handbook M26-7 credit underwriting)
- The one-time funding fee is financeable — and waived for veterans with a service-connected disability rating, eligible surviving spouses, and Purple Heart recipients on active duty. (VA funding fee & exemptions)
- New construction is fully eligible through the VA One-Time Close — land, site work, and construction in one closing that converts at completion. (FDIC Affordable Mortgage Lending Guide)
- Union County builds permit through the county offices linked below — the same offices your builder, surveyor, and closing agent will work with. (Union County permitting)
Every City. Every Address.
Your benefit covers all of Union County
USDA draws lines through this county; VA doesn't. Every community below qualifies for the $0-down VA construction loan — from urban Lake Butler to the most rural corner of the county.
Lake ButlerRaifordWorthington Springs
Your VA entitlement travels with you — it isn't tied to a base or a duty station. Guard, Reserve, active-duty, and veterans all build the same way across Union County. See the full VA construction guide.
Three Programs, One County
Is VA the right door for your Union build?
If you're VA-eligible, it's usually the strongest paper in lending. The honest three-way:
| Factor | VA | USDA | FHA |
|---|---|---|---|
| Down payment | $0 | $0 | 3.5% |
| Where in Union County | Anywhere — Lake Butler included | Eligible areas only (address check) | Anywhere |
| Income cap | None | Yes — county household limit | None |
| Monthly mortgage insurance | None | 0.35% annual fee | 0.55% typical MIP, often for the loan's life |
| Loan ceiling | No limit with full entitlement | No set maximum (income-driven) | County FHA limit applies |
| Debt-to-income | Significantly higher DTI possible — residual-income based, no fixed cap | Guideline ratios, some flexibility | Moderate flexibility |
$0 Down · Income-Qualified
USDA in Union County
Not VA-eligible but under the income limit and outside the urban core? USDA builds with nothing down.
USDA construction loans →3.5% Down · Everyone
FHA in Union County
The widest-open door: no map, no income cap, no service requirement — anywhere in the county.
FHA construction loans →The Junction
USDA · FHA · VA compared
The full three-way comparison — fees, ratios, geography, and construction paths side by side.
Compare all three programs → Build Resources
Union County offices you'll actually use during a build
Permits & Inspections
Building Department
Permits, inspections, and fees for a new-construction home in Union County.
unioncounty-fl.gov Planning & Zoning
Planning Department
Setbacks, land use, and what your lot allows.
unioncounty-fl.gov Parcels & Values
Property Appraiser
Parcel search and property records for every lot in the county.
union.floridapa.com Maps
GIS / Parcel Viewer
Zoom to any parcel — boundaries, zoning, and flood layers.
union.floridapa.com Septic Permits
Health Department
OSTDS (septic) permitting for lots outside sewer service.
union.floridahealth.gov Utilities
Utilities Authority
Power and water service areas — or where well & septic take over.
clayelectric.com County Directory
Settling into Union County — every office in one place
Beyond the build: the civic links every new Union County homeowner ends up needing.
Government
County Government
The county's official site — commissioners, departments, services.
unioncounty-fl.gov Taxes
Tax Collector
Property taxes, titles, and registrations for your new address.
unioncountytc.com Business
Chamber of Commerce
The local business network — including builders and trades.
Contact us for the current office link. News
Local Newspaper
The county's news of record.
Contact us for the current office link. Reference
Wikipedia & County Facebook
History, demographics, and the official county feed.
en.wikipedia.org Common Questions
Union County VA construction loan FAQ — 61 answers from the guidelines
Sourced from the VA Lender's Handbook (M26-7) and the One-Time Close program guides, localized to Union County. Reviewed by Jim Blackburn, NMLS #1072866. Click any question.
Program Basics6 Q
What loan terms are available on a VA construction loan in Union County?
A 30-year fixed mortgage. The construction phase in front of it typically runs 4, 6, 9, or 12 months depending on the project in Union County.
Do I pay two sets of closing costs — one for construction and one for the mortgage on a VA construction loan in Union County?
No. In Union County, Because it's a single closing, you pay one set of closing costs and need only one appraisal. That's one of the biggest savings versus a traditional two-close construction loan.
What's the maximum VA construction loan amount in Union County?
Our One-Time Close program goes up to $999,999. Veterans with full entitlement don't face a VA-imposed loan limit, but the program cap applies to the total loan. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Can I really build a brand-new home with $0 down using my VA benefit in Union County?
Yes. In Union County, VA construction loans go up to 100% financing for eligible veterans, which means qualified borrowers can build with no down payment at all.
When does my first mortgage payment start on a VA construction loan in Union County?
After construction is complete and the loan converts to its permanent phase. Your first regular payment typically lands the month after conversion. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Is this a real VA loan, or a construction loan that later becomes a VA loan in Union County?
It's a true VA loan from day one. The construction phase and the permanent 30-year mortgage are the same loan — that's what makes it a One-Time Close. In Union County — including around Lake Butler and Raiford — the same guideline applies.
VA Eligibility & Entitlement8 Q
Can I use my VA loan benefit more than once in Union County?
Yes — it's reusable for life. Sell and pay off the prior VA loan and your full entitlement restores; there's also a one-time option to restore after paying off the loan while keeping the home in Union County.
Do National Guard and Reserve members qualify on a VA construction loan in Union County?
Yes — either 90 days of qualifying Title 10 active duty, or six creditable years in the Selected Reserve or Guard with honorable service, continued service, or retirement. Many Union County Guard members are eligible and don't know it.
I've used my VA loan before. Can I use it again to build in Union County?
Very likely yes. VA entitlement can be restored after a prior VA loan is paid off, and many veterans have remaining entitlement even with an active VA loan. We check your COE to confirm exactly where you stand. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
What is a Certificate of Eligibility (COE) and do I need one to build on a VA construction loan in Union County?
The COE is the VA's document confirming your home in Union County loan benefit. Yes, you need one — and we can usually pull it electronically in minutes during your application.
What credit score do I need for a VA construction loan in Union County?
Our program looks for a 650 minimum credit score for both site-built and manufactured homes. VA itself doesn't set a score, but construction lending carries its own requirements. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How much military service do I need to qualify on a VA construction loan in Union County?
Currently serving: 90 continuous days. Gulf War-era Veterans: generally 24 continuous months, or the full period called to active duty (at least 90 days). Earlier eras have their own thresholds — we check yours in minutes. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Does active duty for training count toward eligibility on a VA construction loan in Union County?
By itself, no — training time doesn't count as active duty for VA loan purposes. The six-year Selected Reserve/Guard path is usually how drilling members qualify. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Is there an income limit on VA loans like there is with USDA in Union County?
No. In Union County, VA has no household income cap — you simply need stable, documentable income that supports the payment. That's a key difference from USDA.
Property, Land & Site7 Q
Who can own the lot at closing on a VA construction loan in Union County?
The borrower, the builder, or a bona fide third party — with a land contract separate from the builder contract when you're purchasing it. Plenty of flexibility here. In Union County — including around Lake Butler and Raiford — the same guideline applies.
I already own my land. Does that help me on a VA construction loan in Union County?
Significantly. If you've owned the lot more than 12 months, its appraised site value counts in the deal — that equity can cover closing costs and reduce or eliminate cash needed at the table. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I buy land now with VA and build later in Union County?
VA loans finance land only as part of a construction or purchase transaction — not land alone. If you buy land separately now, the VA construction loan can later pay off that land lien when you build. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I use a VA loan outside the United States in Union County?
No — VA loans work only in the U.S., its territories, and possessions (including Puerto Rico, Guam, and the Virgin Islands). Anywhere in Union County? Absolutely covered.
Does VA treat modular homes differently from stick-built in Union County?
Modular homes built to state code and set on permanent foundations are treated like site-built homes for VA purposes. Your Union County modular project can run through the same One-Time Close.
Are there any site restrictions I should know about on a VA construction loan in Union County?
Very low-elevation coastal sites can face extra review, and the property in Union County needs legal road access meeting local standards. Send us the parcel before you buy it — we'll flag anything unusual for free.
Are there location limits on where I can build with a VA loan in Union County?
No geography restriction at all — unlike USDA, VA works on any eligible property in Union County, from downtown Lake Butler to acreage outside Lake Butler. Your service earns the benefit, not the map.
Credit & Ratios4 Q
How long after bankruptcy can I get a VA loan in Union County?
Typically two years after a Chapter 7 discharge, and as little as one year into a Chapter 13 with satisfactory payments. The story behind it matters as much as the date. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I qualify after a foreclosure on a VA construction loan in Union County?
Yes — a past foreclosure doesn't permanently bar you. Lenders weigh the cause and your credit since; if prior VA entitlement was charged, that portion must be repaid before it's restored. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
What credit score do I need for a VA loan in Union County?
VA sets no minimum credit score. Lenders set their own standards — commonly around 620 — but VA's flexibility means bruised credit gets a real look, not an automatic no. In Union County — including around Lake Butler and Raiford — the same guideline applies.
I had late payments — when is my credit considered re-established on a VA construction loan in Union County?
Outside bankruptcy, satisfactory credit is generally considered re-established after 12 months of clean payments following your last derogatory item being resolved. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Construction & Builders16 Q
Can one loan buy the land and build the house together on a VA construction loan in Union County?
Yes — that's the core of the One-Time Close. Land purchase and construction costs roll into a single VA loan with one closing for your Union County homesite.
How does my builder get paid during my Union County build with a VA construction loan?
Construction funds are held in escrow (a draw account) and released in scheduled draws as each stage is completed and verified. You're never asked to front construction costs out of pocket. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I build on rural acreage on a VA construction loan in Union County?
Yes — VA has no geographic restriction, so rural land outside Lake Butler or Raiford works. The appraisal values the home and homesite, and larger parcels simply need appraisal support.
What is a One-Time Close VA construction loan in Union County?
It's a single closing that locks your permanent financing before construction starts. One appraisal, one set of closing costs, one signing — then your Union County home gets built and the loan simply modifies to permanent terms when it's done.
How many contractors can be on the project on a VA construction loan in Union County?
One general contractor. The GC manages all subcontractors under their own license and insurance. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I include a swimming pool or outbuilding in my VA construction loan in Union County?
No — pools and outbuildings aren't financed on the VA One-Time Close. The loan covers the home in Union County and its required site improvements.
What is a Loan in Process (LIP) or draw account on a VA construction loan in Union County?
It's the escrow account holding your construction funds after closing. Money leaves it only through approved, inspected draws to your builder — the financial backbone of the One-Time Close. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I use any licensed builder on a VA construction loan in Union County?
You're free to choose your builder — near Lake Butler, Raiford, or anywhere in Union County — as long as they obtain a VA builder ID and register with our construction partner. We help with both.
Do I make payments during construction on a VA construction loan in Union County?
No. Principal payments can be postponed up to 12 months while your Union County home is built. Regular payments begin after completion and conversion to your permanent mortgage.
How many draws does the builder get on a VA construction loan in Union County?
Up to five draws, each based on completed work verified by inspection. On site-built homes, the builder can receive up to 90% of the contract price before the final draw. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can the VA loan cover the driveway, well, septic, and utility connections in Union County?
Yes. In Union County, Site work — driveway with all-weather access, well or water connection, septic or sewer, utilities, grading — is part of the turnkey contract and financed in the loan.
My builder already cleared the lot and poured the slab. Can we still do a VA construction loan in Union County?
Unfortunately, work performed before closing generally makes the project in Union County ineligible for this program. Call us before anything is touched on the site — sequencing is everything here.
What if the appraisal comes in below my build cost on a VA construction loan in Union County?
You have options: request a Reconsideration of Value with supporting sales data, renegotiate the builder contract, bring the difference in cash, or use a cost-approach appraisal — common for new builds in areas with few comparables around Lake Butler.
How long does builder approval take on a VA construction loan in Union County?
Typically just a few business days once the builder's paperwork is complete. We start it at the very beginning of your file so it runs parallel to everything else. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Does my builder need to be registered with VA in Union County?
Yes — every builder on a VA construction loan must hold a VA builder identification number, and they must be registered with our construction partner. Most Union County builders can complete both quickly, and we walk them through it.
When is the appraisal done on a new build on a VA construction loan in Union County?
Before construction — the appraiser values your Union County home 'based on plans and specs' as long as the foundation isn't complete yet. VA then issues the Notice of Value used for your closing.
Fees, Money & Timing7 Q
I gave my builder a deposit. What happens to it on a VA construction loan in Union County?
Verified deposits are credited to you in the transaction — they count toward your side of the deal rather than disappearing. Keep the paper trail; every dollar must be documented and sourced. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can the seller or builder pay my closing costs on a VA construction loan in Union County?
Yes — any party can pay fees on your behalf, and seller concessions up to 4% of the loan can cover closing costs, points, and more. On new builds, builder-paid costs are a common negotiation. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What closing costs should I expect on a VA loan in Union County?
Typical items: appraisal, credit report, title work, recording fees, up to a 1% lender origination charge, and any discount points you choose. VA also caps what categories you can be charged. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can the funding fee be rolled into my VA loan in Union County?
Yes — on purchase and construction loans, the funding fee is the one charge that can be financed into the loan amount instead of paid in cash at closing. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Can I get cash back at closing on a VA construction loan in Union County?
No. In Union County, Borrowers can't receive funds, reimbursements, or cash back from the transaction — a small principal reduction at closing is the only exception.
What are construction "soft costs" and who pays them on a VA construction loan in Union County?
Soft costs are the construction-phase expenses — administration, inspections, interim financing costs. On this program they're budgeted into the builder's price of the home in Union County, not charged to you as closing costs.
What is the VA funding fee in Union County?
A one-time fee that keeps the program running: 2.30% of the loan on first use with $0 down, 3.60% on subsequent use. It can be financed into the loan — and many Veterans are fully exempt. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Process, Docs & Underwriting8 Q
Can I change jobs or finance a truck during construction on a VA construction loan in Union County?
Since there's no requalification after closing on this program, you have more breathing room than on other construction loans — but keeping your finances steady through completion is always the smart play. Talk to us before any big move. In Union County — including around Lake Butler and Raiford — the same guideline applies.
Do I need a home inspection on new construction on a VA construction loan in Union County?
VA highly recommends one even on new builds — the appraisal isn't an inspection. Draw and final inspections verify completion, but an independent inspector checking your Union County build is cheap insurance.
What if I hit financial trouble after moving in on a VA construction loan in Union County?
Call your servicer early — repayment plans, forbearance, and loan modifications exist specifically to avoid foreclosure. VA loan technicians at 877-827-3702 can also intervene on VA-guaranteed loans. In Union County — including around Lake Butler and Raiford — the same guideline applies.
What documents do I need to apply on a VA construction loan in Union County?
Your COE (we can pull it), the loan application, pay stubs or LES, W-2s or tax returns, bank statements, and details on debts. Construction adds the builder contract, plans, and specs. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Can I have a non-occupying co-borrower on a VA construction loan in Union County?
Acceptable non-occupying co-borrowers are allowed, though the home in Union County must still be the veteran's owner-occupied primary residence.
Will my VA loan stay with the same company after closing in Union County?
Maybe not — loans are commonly transferred to servicers, and you must receive notice when that happens. Your terms never change; only the address on the payment does. In Union County — including around Lake Butler and Raiford — the same guideline applies.
How fast can my COE be pulled on a VA construction loan in Union County?
Through VA's electronic system, most COEs come back in seconds during your application. Complicated service histories can take longer, and we chase those down for you. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
What's the step-by-step process for a VA construction loan in Union County?
In short: get pre-qualified and pull your COE, register your builder, finalize the contract and cost breakdown, complete the appraisal and underwriting, close once — then construction begins, draws fund completed work, and the loan converts to your permanent mortgage at completion. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Comparisons5 Q
VA vs FHA — how are they different in Union County?
VA: $0 down, no monthly mortgage insurance, no loan limit with full entitlement. FHA: 3.5% down plus monthly MIP, often for the life of the loan. If you've earned VA eligibility, it usually wins the monthly math in Union County.
My bank turned down my construction loan. Is a VA One-Time Close different in Union County?
Very. Banks often want large down payments, interest payments during construction, and a second closing. The VA OTC removes all three — many veterans who couldn't make bank construction financing work build comfortably with this program. In Union County — including around Lake Butler and Raiford — the same guideline applies.
VA vs. FHA construction loan — why choose VA in Union County?
VA: $0 down, no monthly mortgage insurance. FHA: 3.5% down plus monthly mortgage insurance. For an eligible veteran, VA nearly always wins the monthly math on a new build. For Union-area families and veterans across Union County — Lake Butler, Raiford, and beyond — the same rule applies.
Why do builders like working with VA One-Time Close buyers in Union County?
The builder gets a fully approved buyer whose financing can't fall apart at completion — no requalification risk — plus reliable staged draws as work completes. It expands their buyer pool to veterans with no down payment saved. In Union County — including around Lake Butler and Raiford — the same guideline applies.
VA construction loan vs. a traditional two-close construction loan — what's the difference in Union County?
A traditional route means two closings, two sets of costs, rate risk during the build in Union County, and requalifying for the permanent loan. The VA One-Time Close is one closing, one appraisal, a rate locked before construction, no payments during the build, and no requalification at completion.
Local Pulse
What's happening in Union County
USAFacts · 2026-08-02
Is Florida's population growing or shrinking?
Population trends directly influence housing demand, property values, and development opportunities in Union County.
Updated automatically — sources are original local publishers.
You earned this benefit. Use it to build.
Jim Blackburn (NMLS #1072866) — $500M+ closed, VA construction files handled daily. Straight answers on your entitlement, your lot, and your build.
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VA eligibility is determined solely by the Department of Veterans Affairs. Program guidelines and fees are subject to change. This page is educational and is not a commitment to lend or a guarantee of approval. Not affiliated with or endorsed by the Department of Defense.