Yes. Active duty, guard and reserve members with qualifying service, and veterans use VA at $0 down with no mortgage insurance. The funding fee is 2.15 percent on first use and 3.3 percent on subsequent use with less than 5 percent down, financed into the loan, and waived for anyone receiving VA disability compensation. We close on PCS orders before the report date with lenders that allow it and count BAH and BAS as income.

The 2026 with-dependents rates are $1,611 for an E-5, $1,929 for an E-6, $2,043 for an E-7, $2,244 for an O-3, and $2,517 for an O-4. The payment that fits depends on the rate you lock, taxes, and insurance, so we run the real number on the actual address. Knob Noster's typical home value was about $270,000 in August 2026 and Warrensburg's median sale was $287,310.

Mostly, yes. Sedalia is over 20,000 people but remains eligible under USDA's grandfathering rule for cities that were rural in earlier censuses, and third-party checks show most of the city and over 90 percent of Pettis County inside the zone. We verify the parcel on the official USDA map before the pre-approval letter. The income limit is $122,800 for one to four people in 2026.

Largely, yes. Warrensburg was under 20,000 in the 2020 census and is not in a metropolitan statistical area, and third-party checks show most listings eligible. Knob Noster and the area around the base are only partly eligible. Each parcel is verified on the USDA map first.

Redfin reported Sedalia at $184,778 in August 2026 on 83 sales with 18 days on market, Warrensburg at $287,310 in August on 94 sales with 31 days, Marshall at $172,406 in June on 34 sales with 48 days, and Clinton at $174,884 in August on 49 sales with 38 days. Clinton was down 12.5 percent from a year earlier; the other three were up.

Often, yes. VA entitlement can support a second loan when enough remains after the first, and a lender can count rent on the departing house with a lease and proof of deposit. We calculate remaining entitlement from the certificate of eligibility before you list or lease. If the first loan is paid off through a sale, full entitlement is restored.

MHDC First Place adds a 4 percent forgivable second for first-time buyers (or qualified veterans) under $97,100 (one or two people) or $111,665 (three or more) in all four counties, with a $566,354 purchase price cap, and it stacks with USDA, FHA, VA, or conventional. Forgiveness runs over years six through ten of owner occupancy.

Yes. A primary residence uses VA, USDA (Clinton is eligible), FHA, or conventional; a second home uses conventional at 10 percent down; a short-term rental uses DSCR or conventional with rental income where the lender allows it. Waterfront appraisals need lake comps and dock and shoreline permits from the Corps of Engineers go in the file. Henry County's effective tax rate of about 0.94 percent is among the lower figures in the region.