VA Homebuyers & Military Relocation in Coastal North Carolina
Joe Huggins is a retired U.S. Army Lieutenant Colonel, a Military Relocation Professional and a broker with St. James Properties in Southport. As a veteran himself, he helps service members, veterans and eligible VA buyers find the right home along the Brunswick County coast, whether you can look in person or are shopping from a duty station across the country.
- 29+ yearsU.S. Army service, retired as a Lieutenant Colonel
- MRPMilitary Relocation Professional designation
- Since 2018Living in Brunswick County; North Carolina native
- 2024St. James Properties Rookie of the Year
A veteran who understands the military move
Joe is a North Carolina native who served more than 29 years in the U.S. Army before retiring as a Lieutenant Colonel. He has called Brunswick County home since 2018 and is a member of American Legion Post 543 and the Oak Island Moose Lodge. When he isn't showing homes, you'll find him kayaking, gardening or out on his motorcycle.
He earned his North Carolina broker license in 2023, was named St. James Properties' Rookie of the Year in 2024, and holds three professional designations:
Buying a coastal home with VA financing
A VA loan can be a strong way to buy on the coast, but beach-area homes come with a few extra things to check. Joe helps you sort them out early so there are fewer surprises after you're under contract.
Homes that fit your needs and budget
Narrow the search to homes that match your pre-approval, your timeline and how you live, from a single-family home near the schools to a low-maintenance townhome.
The VA buying process, step by step
What happens from Certificate of Eligibility and pre-approval through offer, inspections, appraisal and an attorney-led North Carolina closing.
VA appraisal considerations
The VA appraisal checks value and the VA's Minimum Property Requirements. Joe helps you spot condition issues, like peeling paint, roof wear or missing handrails, before they hold up a closing.
Lenders who know VA loans
Joe works alongside the VA-experienced lender you choose and, if you'd like, can point you to local lending professionals he works with. The choice is always yours.
Flood zones and insurance
Check the flood zone, elevation and insurance costs, including flood and wind coverage, before you fall for a house. They can change your monthly payment more than you'd expect.
Coastal upkeep and HOAs
Salt air, sun and humidity are hard on roofs, decks and HVAC. Joe also helps you review HOA rules and fees, and whether a condo project is VA-approved.
Real estate guidance, not lending. Joe is a licensed real estate broker. He isn't a mortgage lender and doesn't administer VA benefits. Questions about eligibility, entitlement, the funding fee and loan approval belong with your lender and the U.S. Department of Veterans Affairs.
Southport, Oak Island & St. James
Three neighboring places, three different ways to live on the coast. Joe lives and works here, so he can tell you how each one feels day to day.
Southport, NC
A historic river town where the Cape Fear meets the ocean, with walkable streets, marinas and a mix of older homes, newer construction and townhomes. Ask about flood zones near the water and historic-district rules downtown.
Explore SouthportSouthport homes for sale »
Oak Island, NC
A relaxed beach town with oceanfront, canal-front and second-row homes. Many island homes are elevated, so elevation, flood insurance and wind coverage are worth pricing out early.
Explore Oak IslandOak Island homes for sale »
St. James, NC
A master-planned community near Southport with golf, marina and waterfront homes, townhomes and patio homes. Review association dues and amenity memberships alongside the purchase price.
Explore St. JamesSt. James homes for sale »Looking a little wider?Compare Leland and the rest of Brunswick County, or see every area on the communities page.
Map SearchRelocating to the Brunswick County coast
Whether you're on PCS orders, retiring from service or finally settling down near the water, Joe works around your schedule and your timeline.
Start with your plan
Talk through your report date, budget, VA pre-approval and what matters most: commute, schools, beach access, low maintenance or room for family.
Research communities from anywhere
Get honest, local answers about each town, plus video walk-throughs and neighborhood drive-bys if you can't visit yet.
Explore homes and the market
See what's active, under contract and recently sold, so you know what a fair offer looks like before you make one.
Coordinate the details
Joe keeps inspections, the VA appraisal, insurance quotes and the closing attorney moving, and keeps you updated even if you're closing from out of state.
What buyers say about working with Joe
Joe and Chris were very helpful with our search to find a home in St James. They were a very good team and worked well together. They answered our questions promptly, helped us with acclimating to the area and were very patient. We just celebrated Christmas with our entire family in our new home and everybody loved it!
Great realtor. Extensive knowledge about St. James
We enjoyed working with Joe. He was super helpful and went above and beyond in assisting us with our house purchase. His knowledge about St. James was invaluable.
Are you a service member, veteran or VA buyer Joe has helped? He'd be grateful if you shared your experience on RateMyAgent. Read all reviews
Questions VA buyers and military families ask
Can I use a VA loan to buy a home in Oak Island or Southport?
Yes, as long as you're eligible for the VA home loan benefit, the home will be your primary residence, and the property and the loan meet VA and lender requirements. VA loans are made by private lenders and guaranteed by the VA, so start with a lender who regularly closes VA loans to confirm your eligibility and what you can borrow.
Can VA loans be used to purchase coastal properties?
Often, yes. Beach towns, waterfront homes and golf communities are not ruled out. What matters is that the home will be your primary residence and passes the VA appraisal. Condominiums generally need to be in a VA-approved project. A VA loan can't be used for a home you plan to use only as a vacation home or rental.
What should VA buyers know about flood insurance?
If a home sits in a FEMA Special Flood Hazard Area, the lender will require flood insurance, and that applies to VA loans too. Premiums vary a lot with the flood zone, elevation and age of the home, so get insurance quotes early, before you're under contract if you can. An elevation certificate, when the seller has one, helps an agent give an accurate quote. Homeowners policies near the coast may also handle wind and hail separately.
Can I purchase a home while stationed outside North Carolina?
Many buyers do. Joe can preview homes for you, walk through them on live video, and keep you updated through inspections and the appraisal. In North Carolina an attorney handles the closing, and remote or mail-away signing is often possible, depending on your lender and closing attorney. You'll still need to intend to live in the home as your primary residence, and your lender can explain how that works with your orders.
How can a military relocation specialist help with my move?
A Military Relocation Professional (MRP) has trained in the needs of service members, veterans and their families: PCS timelines, VA financing, buying from a distance, and planning for a future move. Joe pairs that training with his own 29-plus years in the U.S. Army and his knowledge of Brunswick County's towns and neighborhoods.
Does Joe help with the VA loan itself?
No. Joe is a real estate broker, not a mortgage lender or a VA representative. He'll help you find and negotiate for the right home and work alongside a VA-experienced lender of your choosing. Loan approval, eligibility, the funding fee and your entitlement are questions for your lender and the VA.
This page is general information, not lending or legal advice, and VA program rules change. Confirm eligibility, entitlement and loan terms with a VA-approved lender and at VA.gov, and check a property's flood zone on the FEMA Flood Map Service Center.
Let's find your place on the coast
Tell Joe about your orders, your timeline and what home looks like for your family. He'll take it from there.
(910) 269-9993 Contact JoeBrokerage
Joe Huggins, BrokerSt. James Properties
4006 St. James Dr.
Southport, NC 28461
Service area
Southport, Oak Island, St. James, Leland and all of Brunswick County, plus coastal North Carolina.Find Joe online