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Merts Condos
Capstone Realty at Stovehouse
3414 Governors Dr. SW, Suite 150
Huntsville, AL 35805
Frequently Asked Questions
Answers to common buying & selling questions
Buying
The Annie Merts condos provide exclusive residences with options for one, two, or three bedrooms. Each unit is delivered in a "white box" condition, allowing buyers to personalize finishes either by bringing their own contractor or selecting from curated design packages. These condos promise an elegant lifestyle with urban convenience close to downtown attractions.
Each condo at Annie Merts is delivered in "white box" condition, providing a blank canvas for personalization. Buyers can either hire their own contractors to customize the space or choose from carefully curated design and finish packages developed by Julie Montgomery Interiors, ensuring a tailored luxury living experience.
Merts Condos are situated in the heart of downtown Huntsville, offering easy access to the lively Five Points area with its eclectic shops and trendy boutiques. Residents are within walking distance of numerous dining options and just minutes from Huntsville Hospital, ensuring convenience and urban lifestyle benefits. Additionally, key destinations like Redstone Arsenal and Research Park are within a 15-minute drive.
VA loans can be used to purchase condos in Huntsville if the condo project is on the VA-approved list. Since downtown condo projects are still being added, it is important for buyers interested in Merts Condos to have their lender verify the project's VA approval status before touring or submitting an offer to ensure financing eligibility.
Competitive VA offers in Huntsville require a fully underwritten loan rather than just a pre-qualification. Using a local lender familiar with VA transactions in Madison County speeds up closing. Buyers should not waive the appraisal contingency, as it is mandatory for VA loans. When negotiating, requesting seller-paid closing costs instead of a price reduction can be more appealing to sellers and preserve buyer cash. Selecting properties with fewer VA appraisal repair issues, such as newer homes, also improves offer strength.
VA loans are applicable to new construction homes in Huntsville, but the builder must be registered with the VA. Additionally, the property must be sufficiently complete to allow for a VA appraisal. Buyers should confirm the builder's VA registration status before signing any contracts to avoid financing issues.
Redstone Arsenal has multiple gates with varying hours. Gate 9 is open 24/7 and is the main gate, so those with shift work or unpredictable hours should live near neighborhoods aligned with Gate 9, such as west Huntsville, Research Park corridor, Providence, and Madison. Day-shift workers can consider areas like Jones Valley, Blossomwood, Monte Sano, and Hampton Cove. Commute times and gate access should guide neighborhood choice rather than just mileage.
VA appraisals in Huntsville assess both value and condition. Older homes, particularly those built before 1978, often trigger repair requirements such as addressing peeling paint, exposed crawlspaces, roof condition, and proper drainage due to the area's clay soil and rainfall. Buyers should budget for inspection time and potential repairs or select newer homes to minimize VA appraisal hurdles.
Since 2020, VA buyers with full entitlement are not subject to county loan limits in Madison County, allowing them to finance homes at any price with VA backing. However, if a buyer has partial entitlement due to an outstanding VA loan or previous foreclosure, loan limits may apply. Buyers should consult their lender and review their Certificate of Eligibility for specifics.
In 2026, Huntsville's BAH rates for common pay grades with dependents surpass average three-bedroom apartment rents, leaving active duty buyers with surplus housing allowance. For example, an E-5 receives $1,797 monthly BAH compared to $1,582 average rent, offering $215 left over. This financial advantage helps buyers comfortably afford mortgage payments and related expenses when purchasing a home with a VA loan.
Selling
For PCS moves out of Redstone Arsenal, start the sale conversation approximately 120 days before your report date. This timeline allows for scheduling repairs and inspections (around 90 days out), professional photos and listing (60 days out), and contract and closing processes (30 days out). Starting early helps avoid rushed sales and maximizes market exposure.
Renting may make sense if you have a low fixed interest rate, significant equity, plan to return to Huntsville, or the rental cash flow covers expenses. Selling is preferable if you need the equity for a new home, want to avoid managing a rental from afar, your home requires work, or you are nearing capital gains tax limits. Military sellers should make this a deliberate decision rather than defaulting to renting.
When you sell your Huntsville home and pay off your VA loan completely, your full VA loan entitlement is restored. This enables you to use your VA loan benefit again at your next duty station, typically without a down payment or loan limit. Note that short sales do not restore entitlement fully, so a standard sale is preferable for entitlement restoration.
VA borrowers can carry two VA loans at once during PCS moves by utilizing second-tier or bonus entitlement for the new home. This allows purchasing at the next duty station before selling the current home. The key requirement is that you intend to occupy the new property as your primary residence. Most lenders expect a 12-month occupancy guideline, but VA rules do not set a strict minimum.
To sell your Huntsville home after reporting out of state, secure a specific power of attorney before leaving to handle closing documents. Arrange for a local representative to manage showings, inspections, and appraisals. Remote closings are common in Alabama, often allowing mailed or electronic document signing. Early planning ensures smoother transactions despite distance.
Cash-offer companies focus on military sellers because PCS orders create urgency for quick, certain sales. These offers provide fast closings but typically come with a price discount to compensate for the speed and convenience. Sellers should obtain a market opinion before accepting such offers to understand the financial trade-offs involved.
Selling before moving out means the home is occupied, which can create a welcoming atmosphere and reduce carrying costs. Selling after moving out offers a clean, empty home that shows well and is easier to access for showings. Neither approach is universally better; the choice depends on your home's condition, market, and personal preferences. Discuss with your agent for tailored advice.
Neighborhoods & Communities
Choosing a neighborhood in Huntsville depends on your lifestyle. For coffee, restaurants, and entertainment, consider Downtown Huntsville, MidCity, or Stovehouse. Outdoor enthusiasts may prefer Monte Sano or Hampton Cove for trails and mountain views. Those seeking more space and suburban life might look at southeast Huntsville, Owens Cross Roads, or Madison. Commute-focused buyers should prioritize neighborhoods aligned with their work location and schedule, such as Hays Farm or Research Park corridor for Redstone Arsenal workers.
Redstone Arsenal has multiple gates with varying hours and directional restrictions. Gate 9 is open 24/7 and is essential for shift workers or those with unpredictable hours, making neighborhoods near west Huntsville, Research Park, Providence, and Madison ideal. Gates 1 and 7 serve day-shift workers inbound in the morning and outbound in the afternoon, opening up east and south neighborhoods like Jones Valley and Hampton Cove. Choosing a neighborhood based on gate access ensures a manageable commute.
Neighborhoods like Hays Farm and South Huntsville offer the shortest commutes to Redstone Arsenal, typically 5 to 15 minutes. Madison neighborhoods range from 10 to 25 minutes depending on gate used. Harvest, Meridianville, and Hazel Green residents face longer commutes of 25 to 40 minutes, sensitive to Memorial Parkway traffic. Athens and Limestone County have the longest commutes, often exceeding 30 minutes. Gate access and traffic patterns significantly influence actual travel times.
For families, neighborhoods with strong schools and family-friendly amenities are key. Madison City Schools are highly rated (A+), making Madison a popular choice. Suburban areas such as Hampton Cove and Owens Cross Roads offer larger homes, golf and lake amenities, and quieter environments. Families should also consider commute times, parks, and proximity to shopping and recreation when selecting a neighborhood.
Since Mazda Toyota, Polaris, and GE Aerospace plants are in Limestone County on the metro's west side, employees often choose to live in Athens, west Madison, Monrovia, or unincorporated Limestone County. These areas offer commutes of 10 to 25 minutes and benefit from the region's lowest property tax rates. Avoid living east of Memorial Parkway, as that results in long drives of 45 to 60 minutes to these plants.
Financing
VA loans provide several benefits in Huntsville: buyers can purchase without a down payment, avoid monthly mortgage insurance premiums, and face no county loan limits if they have full entitlement. Sellers can pay all loan-related closing costs plus up to 4% in concessions. Additionally, VA loans are assumable by qualified buyers, which can be a valuable resale feature if interest rates rise. These features make VA loans a strong financing option for military and veteran families.
VA appraisals in Huntsville assess both value and property condition. Older homes often trigger repair requirements for issues like peeling paint, exposed crawlspaces, roof age, and improper drainage due to local soil and rainfall conditions. These repairs can delay loan approval and closing. Buyers should consider newer homes or budget time and funds for necessary repairs to avoid slowdowns.
Once you sell your Huntsville home and fully pay off the VA loan, your VA loan entitlement is restored. This restoration enables you to use the VA loan benefit again for your next home purchase, often without needing a down payment or facing loan limits. Note that short sales do not restore entitlement fully, so a traditional sale is preferable for entitlement recovery.
VA borrowers can have two VA loans at once during PCS relocations by utilizing second-tier or bonus entitlement for the new purchase. This allows buying a home at the new duty station before selling the current one. The key requirement is that the new home will be your primary residence. Lenders typically expect occupancy within 12 months, but VA rules do not mandate a minimum time before selling the first home.
VA financing is available for condos in Huntsville provided the condo project is on the VA-approved list. Since downtown condo projects are still being added, buyers interested in condos like Merts Condos should have their lender confirm the project's VA approval status before touring or submitting offers to ensure eligibility.
Property Taxes & HOA
Alabama has some of the lowest property taxes in the country. In Madison County, a $400,000 home inside the City of Huntsville typically incurs about $2,320 in property taxes annually before applying the homestead exemption. Tax rates vary by jurisdiction, with Madison City having higher millage rates than Huntsville. Property is assessed at 10% of appraised value for tax purposes.
Property tax rates in Limestone County are lower than in Madison County. For example, unincorporated Limestone County charges about 30 mills, resulting in roughly $1,200 annually on a $400,000 home. In contrast, the City of Huntsville in Madison County charges about 58 mills ($2,320 annually), and Madison City can be as high as 72 mills ($2,880 annually). This difference can amount to significant savings over time.
Military retirement pay, Survivor Benefit Plan annuities, and Basic Allowance for Housing (BAH) are fully exempt from Alabama state income tax. This tax advantage benefits military families relocating to Huntsville. However, active duty base pay is taxable if Alabama is your legal residence.
Relocation
The US Space Command relocation to Huntsville is phased: initial permanent elements arrived in April 2026, with about 200 personnel on site by the end of 2026. Roughly half the command is targeted to be in place by October 2028, and the permanent headquarters is scheduled for completion around 2031, with full relocation by 2032. Housing decisions should consider which wave you belong to, as demand and competition vary accordingly.
Since Gate 9 is the only Redstone Arsenal gate open 24/7, Space Command personnel with shift or non-standard hours tend to live near west Huntsville, Research Park corridor, Providence, Madison, and Hays Farm. Day-shift workers have more options, including Jones Valley, Monte Sano, and Hampton Cove. Gate access and commute convenience heavily influence neighborhood choice.
The FBI's Redstone Arsenal campus has expanded to over 2,200 personnel, with plans for roughly 4,000 by 2030. This influx, including over 500 employees relocating from the D.C. area, adds significant demand to Huntsville's housing market. Transferees benefit from a median home price of $345,000 in Madison County compared to $649,000 in D.C., and a lower cost of living, making Huntsville an attractive relocation destination.
Federal employees relocating from the D.C. metro to Huntsville can expect a significant financial benefit, with median home prices roughly half those in D.C. and annual property taxes less than half. However, they should plan housing decisions around Redstone Arsenal gate access, commute times, and local school options. Early market research and setting up listing alerts can help manage the transition smoothly.
When relocating to Huntsville for Space Command or FBI assignments, families should prioritize neighborhoods based on the gate they will use at Redstone Arsenal, as gate hours and access vary. Commute times, school quality, and community amenities are also important. Understanding the phased arrival schedules helps in timing home purchases or rentals. Consulting with local experts like Team Nemec can provide tailored guidance.
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