The Mississippi
Gulf Coast,
known by heart.

Prescott Properties, Inc. represents the very best home buying and home selling experience. Luxurious beachfront, retirement home, first time home buyer, or PCSing and need a quick turnaround. Contact us today for all of your real estate needs.

Licensed in Mississippi · Veteran-owned

The toolkit

Answers before you have to ask.

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These tools give general educational estimates only. They are not credit decisions, loan commitments, appraisals, comparative market analyses, or guarantees of terms. Any home value figure is an estimate, not an appraisal — automated valuations routinely miss by wide margins on coastal, waterfront, and unique properties. Lender guidelines vary and change. Prescott Properties, Inc. is a licensed Mississippi real estate brokerage, not a lender, credit counselor, or appraiser. See our Privacy Policy.

Why Prescott

Discipline, then a house.

Buying on this coast means flood zones, elevation certificates and insurance quotes that can change the math after you've fallen in love with your perfect home. We help you navigate through this process from the beginning.

Lesslie E. Prescott, President & Principal Broker, works with every buyer and seller from the first showing to the closing table. Chris Prescott, co-founder, runs marketing and operations: the research, the market data, and everything behind the scenes.

  • 01

    Veteran-owned

    Co-founder Chris Prescott is a U.S. Air Force veteran. He has PCS'd himself, so we know what a relocation timeline actually feels like.

  • 02

    Military clients, beachfront condominiums and first time home buyers is our expertise

    Not a side line. It's what the brokerage was built around.

  • 03

    You come first

    From the initial meeting, the work, negotiations, the entire process through closing day, you always come first.

Let's talk.

Tell us what you're after. You'll hear back from a person, usually same day.

VA loans on the Coast

What Active Duty and Veteran Buyers Need to Know

Plain English, first things first

$0 downThe headline

If you qualify for a VA home loan, you can buy a home with no down payment — as long as the price isn’t higher than the home’s appraised value.1 No monthly mortgage insurance (PMI), either.1

Who qualifies: veterans, active-duty service members, National Guard and Reserve members, and some surviving spouses, based on service history.4 Your lender can request your Certificate of Eligibility (COE) for you.4

Next · The funding fee

A one-time fee — and many pay $0

Most VA buyers pay a one-time funding fee to the VA. No cash needed: it can be rolled into your loan.2

Down payment First use After first use
Less than 5%2.15%3.3%
5% or more1.5%1.5%
10% or more1.25%1.25%

You pay nothing if you receive VA compensation for a service-connected disability.2

Others who don’t pay the fee

You also pay no fee if any of these fit you:2

  • You could get VA disability pay, but you take retirement or active-duty pay instead.
  • You’re a surviving spouse who gets DIC payments.
  • You’re still serving and got a disability rating before closing.
  • You’re on active duty and show proof of a Purple Heart by closing.

If you’re exempt and the fee shows up on your closing disclosure anyway, stop and ask. It happens, and it’s correctable.

Then · Entitlement

Full or partial entitlement

Full entitlement: never used your VA home loan benefit? Then there’s no VA loan limit, as long as you can afford the payment.3

Partial entitlement: you already have a VA loan out, or used one that was never restored. You can still use VA, but on a bigger purchase your lender may ask for some money down.3 We’ll run that math with your lender before you shop.

The math, if you want it

Your COE shows a basic entitlement of $36,000.3 With partial entitlement, your remaining entitlement is 25% of your county’s loan limit, minus the entitlement you’ve already used. If that doesn’t cover 25% of the new loan, your lender may ask for a down payment to make up the difference.3

Last · The detailed stuff

When orders meet a closing date

You have to live in the home you buy with a VA loan.1 On active duty and can’t move in yet? Your spouse living there can satisfy that.5 Tell your lender early if your report date and closing date don’t line up.

From experience on the Coast

  • Build in slack. Wind and flood insurance binders delay coastal closings more often than financing does.
  • Get insurance quotes before you offer. Wind and flood can move a payment by hundreds.

Chris has PCS’d and knows what a report date feels like.

  1. 1 VA.gov — VA purchase loan: benefits and requirements
  2. 2 VA.gov — VA funding fee and closing costs
  3. 3 VA.gov — VA home loan limits and entitlement
  4. 4 VA.gov — Eligibility for a VA home loan
  5. 5 38 U.S.C. § 3704(c) — occupancy requirements

General information, checked against these sources in September 2026 and subject to change. Prescott Properties, Inc. is a licensed Mississippi real estate brokerage, not a lender and not the VA — confirm your eligibility and rate with a VA-approved lender.

Sellers

Priced right up front with comps that prove, or all you will do is chase the market.

We'll walk your property, pull the real comps, and give you a number with the reasoning attached — whether or not you list with us.