Pender County is one of the most active counties we serve. Veterans leaving Camp Lejeune and families working in Wilmington keep choosing the same middle ground: enough land to actually build on, a manageable drive in either direction, and a VA One-Time Close that finances the land and the build with zero down.
One loan and one closing covers the whole project. If you don't own land yet, the lot purchase and the construction are financed together. If you already own your land, the loan can pay off an existing land loan at closing, and landowners with equity can have closing costs covered through a builder credit. You make no monthly payments during construction; interest is carried in the loan budget, and your permanent VA loan begins when the home is complete.*
The build itself runs on a draw schedule: the lender releases funds to your builder as stages are finished and inspected. Your builder registers with the lender's construction program before closing, and we handle that paperwork with them directly.
The Hampstead corridor along US 17 is the busiest: close to Wilmington, close to Topsail beaches, and still buildable. Rocky Point and Burgaw draw buyers who want real acreage at a lower land cost, and the northern end of the county works for anyone tied to Camp Lejeune. Most of what we finance here is custom construction on land the big builders passed over, and that kind of build is exactly what the VA One-Time Close is designed for.
This is not a market we read about; it is one we close in. NoSo Funding has closed three VA One-Time Close construction loans in Pender County and has four more in progress right now, all in the Hampstead and Burgaw areas. Some of these veterans already owned their land; others bought the lot and financed the build in the same closing. Every one of them is a true One-Time Close: zero down, one closing, no payments during construction.*
Parts of Pender County sit in flood zones, and that shapes a build: elevation requirements can affect the foundation design, and flood insurance may be part of the picture. None of that blocks a VA construction loan. It shows up in the budget and the appraisal, and we account for it up front instead of letting it surprise you at closing.
The Pender County Veterans Services office in Burgaw assists with VA benefits and claims. North Carolina also offers a property tax exclusion for qualifying disabled veterans; the Pender County tax office can confirm eligibility and current amounts.
Yes. The VA One-Time Close finances the land purchase and construction together in a single closing. If you already own your land, the loan can pay off an existing land loan as part of the same transaction.
Yes. Hampstead, Burgaw, Rocky Point, Watha, Atkinson, Currie, and the mainland side of the Topsail area, including rural acreage. We are headquartered in Charlotte and close across all of North Carolina, and Pender County is one of our most active counties.
The VA no longer requires separate builder approval. The lender reviews and accepts your builder into its construction program based on a license, insurance, references, and recent build history.
Learn more about your path: VA construction loans for landowners or VA construction loans without land. Or browse our full VA construction loan FAQ.
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