The VA Loan Buyer Guide.

If you're an eligible veteran, active duty service member, or surviving spouse, the VA loan is one of the most powerful tools in real estate. Zero down. No PMI. Competitive rates. And as a USMC veteran myself, this is the path I help more buyers down than any other.

Are you eligible?

Most veterans qualify after 90 days of active service in wartime or 181 days in peacetime. Active duty qualifies after 90 continuous days. National Guard and Reserves typically qualify after 6 years.

To prove eligibility, you'll need a Certificate of Eligibility (COE). Your lender pulls this for you in most cases, you don't need to track it down yourself.

How VA loans work

• 0% down payment for eligible buyers up to the conforming loan limit ($766,550+ in 2025 in most Florida counties)
• No private mortgage insurance (PMI), saves you ~$100-$300/month vs. a conventional low-down-payment loan
• Competitive interest rates, often lower than conventional
• VA funding fee, usually 1.25-3.3% of loan amount, financed into the loan. Waived for veterans with 10%+ service-connected disability.
• Seller-paid closing costs allowed (up to 4% of sale price)

The VA appraisal

VA loans require a VA-specific appraisal, which is slightly more thorough than a standard appraisal. The appraiser checks for "Minimum Property Requirements" (MPRs), basically that the home is safe, sound, and sanitary.

Common MPR issues:

• Broken windows or doors
• Active leaks
• Missing handrails on stairs
• Termite damage (especially in Florida)
• Lead paint on homes built before 1978

If something fails MPR, the seller typically has to fix it before closing, or we negotiate a credit and you fix it after.

Winning in a competitive market

VA buyers sometimes get a bad rap because sellers think VA appraisals are stricter and VA buyers are "less qualified", neither is true. Here's how I help my VA buyers win:

• Get fully pre-approved, not just pre-qualified
• Use a local lender who closes VA loans regularly
• Write competitive offers, VA loans can include escalation clauses, contingency waivers (carefully), and short inspection periods
• Don't overextend, just because you can buy more, doesn't mean you should

Common VA buyer mistakes

• Using a non-VA-savvy lender (they take longer and miss VA specifics)
• Skipping a buyer agent because you "don't want to pay", VA buyers' agents are typically paid by the seller, so you get representation at no cost
• Waiving the inspection contingency to win an offer
• Buying a home that needs major work without budgeting for it

The PCS angle

If you're PCSing to Jacksonville, see also my PCS Relocation Guide for timeline, base-proximity advice, and BAH math.

"Semper Fi. I've been through this from both sides of the uniform. Let's make this easy."

Schedule a VA Buyer Consultation