Hampton Roads real estate for military families, from a Navy veteran who has done it herself

VA loans and assumable mortgages

I help buyers use their VA benefit with confidence and find homes with assumable VA loans that can carry a much lower rate than today's market.

Not military? You're welcome here too.

I bring the same detailed, mission-first service to every buyer and seller in Chesapeake, Virginia Beach, Norfolk and northeastern North Carolina.

How we'll work together

1. Talk through your plan. Your report date, budget, BAH, commute and what your family needs from a home.
2. Get preapproved. I'll connect you with lenders who close VA loans in Hampton Roads every week.
3. Tour homes, in person or on video. Live virtual showings mean you can shop before you arrive.
4. Make a strong offer. As a certified negotiation expert, I write offers that protect you and appeal to sellers.
5. Close and move in. I coordinate inspections, appraisal, repairs and closing, even if you're still at your last duty station.

What I help buyers with

• VA loans, entitlement and the funding fee
• Homes with assumable VA and FHA mortgages
• Choosing between Chesapeake, Virginia Beach and Norfolk
• Flood zones and flood insurance
• New construction and resale homes
• Buyer agreements and how buyer representation works in Virginia

When you're stationed somewhere else, flying in to see houses isn't always possible. I bought my own home sight unseen during a PCS move, so I know what a quick video can miss. I film a detailed YouTube video tour of each home and send it to you, so you can watch it over and over, share it with your family and notice the details that matter.

If you'd like another look at a specific house, we can do a live tour together over Messenger, Zoom, Teams or Google Meet, and you tell me exactly where to point the camera.

What I show you

• Every room, closet and the garage, at your pace
• The roof, HVAC, water heater and any signs of moisture
• The view from the windows and the street outside
• The neighborhood, noise level and nearby traffic
• Answers to your questions, on video or live

How it works

1. Pick the homes. We narrow your list together based on your base, budget and must-haves.
2. Watch your video tours. I film each home and send you a YouTube link to watch as many times as you like.
3. Take a live second look. For the homes you love, we tour together over Messenger, Zoom, Teams or Google Meet.
4. Decide with confidence. If it's the one, we write an offer that day.

Why the VA loan is so powerful

• No down payment for eligible borrowers with full entitlement
• No private mortgage insurance
• Funding fee waived for veterans receiving VA disability compensation
• Limits on closing costs the borrower can be charged
• Can be used more than once, and some loans can be assumed by a future buyer

Where I make the difference

Writing offers sellers trust. Some sellers still hold outdated beliefs about VA loans. I make sure your offer is clear, competitive and backed by a lender who closes on time.

Appraisals and the Tidewater Initiative. If a VA appraisal might come in below the contract price, the appraiser notifies us first, and I gather comparable sales to support the value.

Seller concessions. I negotiate for closing cost help so you keep more cash in your pocket.

How it works

An assumable mortgage lets a buyer take over the seller's existing loan, including its interest rate and remaining balance. VA and FHA loans are commonly assumable. The buyer pays the seller the difference between the price and the loan balance, usually in cash or with a second loan.

A buyer doesn't have to be a veteran to assume a VA loan. If a non-veteran assumes it, the seller's VA entitlement generally stays tied to that loan until it's paid off, unless a veteran buyer substitutes their own entitlement.

How I help

• Finding homes with lower interest rates whose sellers may be open to an assumable mortgage, helping you save money in the long run
• Finding listings already advertised with assumable loans
• Estimating how much cash you'll need to assume
• Explaining entitlement to sellers before they agree
• Working with the loan servicer through the assumption process

Selling with PCS orders

Orders don't wait for the market. I build your sale around your report date, and I regularly sell homes for owners who have already moved, coordinating showings, repairs and closing remotely.

Sell or rent?

It depends on your equity, the rental market near your home, your next duty station and whether you want your VA entitlement available for your next purchase. I'll walk you through the numbers so you can decide with confidence.

What you get

• Pricing strategy from a Seller Representative Specialist (SRS)
• Advertising aimed at where your likely buyers live now
• Negotiation from a Real Estate Negotiation Expert (RENE)
• Guidance on whether your assumable loan is a selling advantage
• Remote coordination if you've already left the area

I didn't plan on getting into real estate.

Years ago, a friend who had been my Command Master Chief told me I'd be good at it because I genuinely loved helping people. I didn't think much of it at the time.

Then COVID happened, and the Navy moved my family from San Diego to Virginia. With a one-year-old, I was trying to move our entire lives across the country while figuring out where we were going to live. I ended up buying our home sight unseen and quickly discovered that video tours don't show you everything, including the fact that an animal had apparently been using one of the rooms as its personal bathroom.

That experience changed the way I looked at real estate.

After more than 20 years in the United States Navy, retiring as a Senior Chief Boatswain's Mate, I knew I wanted my next chapter to still be about serving people while giving me the flexibility to be present for my own family.

Real estate gave me both.

Since then, I've helped more than 100 families buy, sell, and relocate throughout Hampton Roads and northeastern North Carolina. I've become a real estate broker and industry leader, but I've never forgotten what it feels like to be the person on the other side of the transaction, trying to make a major life decision while everything else in life keeps moving.

That's especially important when I'm helping someone sell a home.

A house isn't just bedrooms, bathrooms, and square footage. It may be where you brought your babies home, celebrated holidays, said goodbye to someone you loved, built a career, or simply lived a whole lot of ordinary Tuesdays. And whether you're excited to sell, overwhelmed by it, or somewhere in between, I understand that there's a life attached to the decisions we're making.

My job is to know the market, negotiate fiercely, solve problems, communicate with you, and get your home sold. But I believe how you're treated along the way matters just as much.

Because if you trust me with your home, I'm going to care about what happens to you.

And if someone you love needs help next, I want you to feel comfortable giving them my number because you know I'll care for them the way you would.

What's inside

• A step-by-step timeline from orders to move-in
• Housing options: buying, renting or living on base
• How to use your VA loan in Hampton Roads
• Tips for house hunting from another duty station

Get your copy

Open the guide now, and call or text me with any questions about your move.