If you just got orders to Hampton Roads, you're moving in the middle of peak PCS season — the surge runs mid-May through mid-September, with June through August being the heaviest stretch of the year. That means more competition for movers, more families house-hunting at once, and more reason to get a few things sorted early. Here's what's actually current as of this summer.
VA Loan Funding Fee: What's Current in 2026
The VA funding fee rates that took effect back in April 2023 are still in place for 2026 — nothing has changed on that front. For a first-time VA loan use with no down payment, the fee is 2.15%. Subsequent use is 3.30%. IRRRL (streamline) refinances are 0.50%. Putting down 5-9.99% drops the fee to 1.50%, and 10% or more down brings it to 1.25%. Veterans with a 10% or higher service-connected disability rating remain completely exempt from the fee.
What's New for 2026
- The VA funding fee is now tax-deductible for the first time — a real, if modest, bit of relief on top of the loan's usual $0-down advantage
- There's a legislative proposal on the table that would lock in current funding fees for purchases through 2036 while adjusting fees on streamline refinances, but it hasn't passed yet — worth watching if you're planning a refi down the road
For the full breakdown of eligibility and how the VA loan stacks up against conventional and FHA options, see the Military & Relocation Hub.
Getting Oriented: The Bases
Hampton Roads is home to one of the largest concentrations of military installations in the world. Naval Station Norfolk is the largest naval base on the planet, and it's joined by Naval Air Station Oceana, Naval Station Little Creek-Fort Story, and Joint Expeditionary Base East. Where you get stationed changes which commute, school zone, and neighborhood questions matter most — it's worth talking through your specific installation before you start touring homes.
Two Things Worth Knowing Before You Arrive
The HRBT Expansion Is Underway
You're arriving in the middle of the largest infrastructure project in Virginia's history. The Hampton Roads Bridge-Tunnel expansion has tunnel boring machines actively digging twin bored tunnels under the bay right now, which means aggressive lane shifts, nightly closures, and unpredictable delays through the construction phase. If your new commute crosses the HRBT, build in extra time — especially during peak PCS traffic.
Naval Station Norfolk Access Has Changed
As of March 2026, Gates 1 and 10 at Naval Station Norfolk are closed, the Trusted Traveler Program has been suspended, and CD Area traffic is being rerouted through the Mall Drive entry and Hammond Ave exit as part of base security updates. If you're stationed there, factor this into your housing search — proximity to the gates you'll actually be using matters more than it used to.
Where to Start
If you're still weeks out from arriving, the most useful first steps are getting a sense of neighborhoods near your specific installation, running your numbers with the VA loan advantage factored in, and lining up a REALTOR® who already knows the PCS timeline (orders, house-hunting leave, closing before report date) so nothing catches you off guard.
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