Waterfront Custom Home Built Using a VA Construction Loan

Project Overview

This is a real VA construction loan project I helped structure from start to finish.

The borrower purchased a waterfront lot in Hertford, North Carolina and built a fully custom home—designed exactly how they wanted it.

No shortcuts. No settling for resale.

We structured this as a VA one-time close construction loan, which means everything was handled upfront—land, construction, and permanent financing all in one.

Property Details

• Location: Hertford, North Carolina
• Lot Size: ~1 acre
• Setting: Private waterfront community
• Water Access: Riverfront

This is the type of property most people assume requires complex financing.

It doesn’t—if it’s structured correctly.

Home Build Details

• Total Under Roof: ~7,800+ sq ft
• Heated Living Space: ~4,800+ sq ft
• Garage Space: ~1,200+ sq ft
• Stories: 2

This was a large-scale custom build designed around the water, with multiple outdoor living areas and a layout built for both everyday living and entertaining.

Interior Layout Highlights

• Open kitchen, dining, and living concept
• Large primary suite with walk-in closet and custom bathroom
• Multiple bedrooms and bathrooms
• Bonus rooms and flexible spaces
• Dedicated office
• Upstairs living area

The design allows for both privacy and functionality—something you rarely get in resale homes.

Exterior & Site Considerations

This property required proper planning due to its location:

• Waterfront positioning
• Flood zone considerations
• Site layout for septic and well placement
• Structural planning for long-term durability

Everything was accounted for upfront—before construction started.

That’s critical on deals like this.

Project Investment

• Base Construction Cost: ~$1.19M
• Final Cost: ~$1.27M after upgrades

Upgrades Included:

• Expanded outdoor living space
• Pool adjustments
• Outdoor kitchen
• Increased finish allowances

All of this was built into the loan the right way—not added later as a problem.

How the Loan Was Structured

This was a VA one-time close construction loan, which allowed the borrower to:

• Buy the land and build with one loan
• Lock everything in upfront
• Avoid multiple closings
• Eliminate mid-project financing risk

This is the cleanest way to do a construction loan—and most lenders don’t offer it.

What This Project Really Shows

I’ll keep it simple.

Veterans are told every day that building is too complicated or not possible.

That’s not true.

This project worked because:

• The loan was structured correctly from the beginning
• The builder had clear expectations
• The process was managed properly from start to finish

That’s it.

Thinking About Building?

If you’re a Veteran and you’re even considering building, don’t assume it’s out of reach.

It’s not.

You just need the right structure and the right guidance.

If you want to build, I’ll tell you exactly how to do it—and if it makes sense.

👉 https://vaconstructionloan.net

— VA loan expert Shirley Mueller