Dreaming of owning a home near Fort Carson with little to no money down? If you have VA home loan benefits, buying in Fountain can fit your budget and your commute. You deserve clear, local guidance on how VA loans work, what to expect from appraisals and repairs, and how to make a strong offer. This guide walks you through the essentials, from eligibility to closing, with tips tailored to Fountain and Fort Carson moves. Let’s dive in.
Why Fountain works for Fort Carson buyers
Fountain sits just southeast of Fort Carson, so your commute from central Fountain to post is often about 8 to 10 miles and roughly 10 to 20 minutes, depending on traffic and gate access. You can check typical driving distance and time between Fountain and Fort Carson using a simple route tool like this distance lookup. That short drive is a big draw if you want off-post ownership and predictable commute time.
Recent market trackers in 2025 show Fountain prices hovering in the low-to-mid $300Ks, with average days on market around 30 to 40 days. Month-to-month numbers change, so confirm current stats when you begin your search.
If you are newly assigned, the Fort Carson Housing Services Office can help you coordinate off-post housing questions and resources. You can find contacts through the Fort Carson phonebook.
VA loan basics you should know
Eligibility and your COE
Most veterans, active-duty service members, certain Guard/Reserve members, and some surviving spouses are eligible for VA loans. Your first step is the Certificate of Eligibility (COE). You can request it online, by mail, or ask your lender to retrieve it through the VA portal. Learn how to get your COE through VA’s step-by-step guide.
Entitlement and zero down
The VA guarantees a portion of your loan, which is why you can often buy with no down payment if the home appraises and your lender approves your income and credit. If you have used some entitlement before or want a very large loan, a partial down payment could be required. Read more about entitlement and loan limits on VA’s loan limits page.
Funding fee, exemptions, and who can pay it
Most VA loans include a one-time funding fee that you can pay in cash or roll into the loan. Some buyers are exempt, such as those receiving VA disability compensation. Seller contributions can cover allowable costs within VA rules. See current funding-fee percentages and exemptions on VA’s funding fee and closing costs page.
Property types and VA appraisal checks
Appraisal vs. home inspection
The VA requires an appraisal to confirm value and that the home meets Minimum Property Requirements, often called MPRs. The appraisal is not a full inspection. You should still order a separate home inspection to assess systems, maintenance needs, and future costs. Learn how VA appraisals differ from inspections in this overview of VA appraisal and inspection roles.
Common MPR items in Fountain
MPRs focus on safe, sound, and sanitary conditions. Typical checks include a roof without active leaks, safe electrical and heat, potable water and sanitary sewage, no active wood-destroying insects, safe access, and addressing peeling lead-based paint in pre-1978 homes. For reference, see VA’s appraiser guidance on local requirements and MPRs in the Home Loans appraiser resource. If an appraiser lists required repairs, they usually must be completed and rechecked before closing.
Condos and manufactured homes
If you’re eyeing a condo, the project must be VA approved. If it is not already approved, the HOA can apply, which can take time and may affect a quick closing. Learn how to verify condo approval in this condo eligibility guide.
Step-by-step roadmap to your VA purchase
1) Prep and preapproval
- Get your COE early so lenders can preapprove you quickly. Start here: request a COE.
- Compare VA-experienced lenders. Underwriting overlays vary and many lenders prefer 620-plus credit scores, but requirements differ.
- Build a budget with room for taxes, HOA dues if applicable, insurance, and utilities.
2) Target neighborhoods and taxes
- Confirm your commute and preferred gates for Fort Carson.
- Check property tax estimates using El Paso County’s method. Colorado’s 2025 residential assessment rate is 6.25 percent, and your tax bill depends on assessed value times local mill levies. Review how assessments work on the El Paso County Assessor’s site.
3) Writing a strong VA offer
- Keep your inspection contingency. The VA appraisal is not a substitute for a full inspection.
- Plan for possible MPR repairs. Repairs are negotiable, but they typically must be completed before closing for VA financing.
- Buying a condo? Verify the project’s VA approval status early.
4) Appraisal, repairs, and timing
- Your lender orders the VA appraisal after you go under contract.
- If the Notice of Value reports required repairs, those items must be fixed and rechecked before closing, which can add time. Prepare for possible delays by building in a realistic closing window. For process context, see this VA appraisal requirements resource.
5) Funding fee, exemptions, and concessions
- If you qualify for a funding-fee exemption, provide documentation early so your loan estimate reflects it.
- Ask your agent and lender how to structure any seller concessions within VA rules. See details on allowable costs and the funding fee.
6) Entitlement restoration for repeat use
- If you used a VA loan before, you may restore entitlement after selling and paying off that loan. Restoration affects funding-fee status and your ability to use zero down again. Review entitlement guidance on VA’s loan limits page.
Budget and cost checkpoints
- Property taxes: Colorado’s 2025 residential assessment rate is 6.25 percent. Actual taxes vary by taxing district, so review the assessor’s method and mill levies on the county site.
- Homeowners insurance: Budget for hail and wind coverage common in Colorado.
- HOA or metro district dues: Verify fees and any special assessments with the seller or HOA.
- Closing costs: Discuss using seller concessions to offset allowable costs within VA program rules. See VA’s closing costs page.
Tips to make your VA offer stand out
- Bring a strong full preapproval from a VA-experienced lender.
- Keep your inspection contingency, and be ready to prioritize true safety items.
- Offer a realistic closing timeline in case MPR repairs come up.
- Verify condo approval early if applicable.
- Work with a VA-savvy local team that understands Fort Carson moves and negotiation norms.
Ready to start your Fountain home search?
You do not have to navigate VA rules, appraisals, and repairs alone. Our team understands Fort Carson timelines, bilingual communication, and how to structure competitive VA offers in Fountain. Reach out to Rosalind Saucedo to plan your move, tour homes, and close with confidence.
FAQs
Can I buy a Fountain home with zero down using a VA loan?
- Yes, if you are eligible and the home appraises for the contract price, many buyers use VA financing with no down payment subject to lender approval and underwriting. See VA guidance on loan limits and entitlement.
What is the difference between a VA appraisal and a home inspection?
- The VA appraisal checks value and minimum property standards, but it is not a full inspection, so you should hire an independent inspector; see this appraisal vs. inspection overview.
How long is the drive from Fountain to Fort Carson?
- Typical driving distance is about 8 to 10 miles and roughly 10 to 20 minutes depending on traffic and gate access; confirm your route using a distance look-up.
Who pays for VA-required repairs in Fountain?
- Repairs are negotiable in your contract, but items required by VA must be completed and rechecked before closing for the loan to fund.
Where can I verify property taxes for a specific Fountain home?
- Review how valuation and mill levies work on the El Paso County Assessor’s site, then ask your agent or the county for a property-specific estimate.
