Buying in Florida with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Florida’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
Your Certificate of Eligibility proves your VA entitlement. Your lender can usually pull it in minutes.
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If you’re a veteran or service member in Florida looking at a VA Purchase Loan, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
Buying in Florida with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Florida’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
1. Get your COE. 2. Get pre-approved. 3. Find the home. 4. VA appraisal. 5. Underwriting. 6. Close and move in.
One Florida-specific thing to know: Veterans with a service-connected, total and permanent disability pay no property tax on their homestead, and the exemption carries over to an unremarried surviving spouse. Veterans rated 10% or more get a $5,000 exemption, and veterans 65+ with a combat-related disability get a discount equal to their disability percentage.
Florida Housing’s Hometown Heroes program has offered down payment and closing-cost help to eligible Floridians, including veterans and active military, when a funding round is open.
Whether you’re near Eglin AFB or anywhere else in Florida, call me and I’ll walk you through your real numbers.
What’s different about VA loans in Florida
Property taxes and homestead in Florida
- Homestead exemption. Once the home is your primary residence, apply with your county property appraiser by March 1. The exemption takes up to $50,000 off the assessed value (the second $25,000 doesn’t apply to school taxes).
- Save Our Homes. After you have the homestead exemption, increases in your assessed value are capped at 3% a year or inflation, whichever is lower.
- Your taxes reset when you buy. The seller’s tax bill reflects their own exemptions and years of capped increases. The year after you buy, the home is reassessed at market value. Payment estimates should use the new-owner tax, not the seller’s bill.
- Portability. If you are selling a Florida homestead, you can usually move up to $500,000 of your Save Our Homes savings to your new homestead if you buy within three years.
Disabled-veteran property tax relief in Florida
- Total exemption: honorably discharged veterans with a service-connected, total and permanent disability pay no property tax on their homestead. The exemption carries over to an unremarried surviving spouse, even if they move.
- $5,000 exemption: veterans rated 10% or more, and their unremarried surviving spouses.
- Combat-related discount: veterans 65 and older with a combat-related disability get a property tax discount equal to their disability percentage.
Tell Shirley your rating up front so your payment estimate uses the tax number you will actually pay.
Florida homestead: your spouse signs the mortgage
Florida’s constitution protects homesteads, so a married borrower’s spouse must sign the mortgage even if they are not on the loan. Plan for both of you to be at closing, or arrange a power of attorney early if one of you is deployed. Florida is not a community-property state, so a non-borrowing spouse’s debts are not counted.
Homeowners, wind and flood insurance
Insurance is often the biggest surprise in a Florida payment, and it is part of what you qualify for. Get a quote during your inspection period, not the week before closing.
- Wind mitigation inspection. Documenting roof straps, impact windows or shutters can lower your premium.
- Four-point inspection. Insurers often require one on older homes, covering the roof, electrical, plumbing and HVAC.
- Flood insurance is required if the home is in a FEMA Special Flood Hazard Area, and is worth pricing even when it isn’t required.
Florida taxes on a new mortgage
Florida charges two taxes when a new mortgage is recorded, on purchases and refinances alike:
- Documentary stamp tax on the mortgage: $0.35 per $100 of the loan amount.
- Intangible tax: 0.2% of the loan amount.
On a $400,000 VA loan, that’s about $1,400 plus $800, or $2,200. On a purchase, deed stamps ($0.70 per $100 of the price in most counties) are usually paid by the seller.
Florida Hometown Heroes
Florida Housing’s Hometown Heroes program has offered down payment and closing-cost help to eligible Floridians, including active military and veterans. Funding is released in rounds, and the 2025 round was fully committed. With VA’s $0 down most veterans don’t need it, but it can help with closing costs, so ask whether a new round is open.
Florida condos and VA loans
A condo must be on VA’s approved list for a VA purchase loan. Florida’s condo safety laws, passed after the 2021 Surfside collapse, also require milestone inspections and structural reserve studies for many buildings, and some associations are raising dues or adding special assessments to comply. Before you make an offer, ask for the association’s budget, reserve study and any pending assessments.
Sources for Florida rules (checked October 2026)
- Fla. Stat. §196.081 (total and permanent disability exemption)
- Fla. Stat. §196.24 ($5,000 disabled veteran exemption)
- Fla. Stat. §196.082 (combat-related disability discount)
- Florida Dept. of Revenue: documentary stamp tax
- Florida Dept. of Revenue: property tax exemptions
- Florida Housing: Hometown Heroes
- FHFA 2026 conforming loan limits
Rules and amounts change. Confirm exemptions with your county appraisal district or property appraiser.
Florida VA loan facts
| VA residual-income region | South |
|---|---|
| Loan limit with full entitlement | None — no VA cap on how much you can borrow with $0 down |
| 2026 county limit (partial entitlement only) | $832,750 in every Florida county except Monroe County (the Keys), where it is $990,150. |
| Community-property state | No |
| State income tax on wages | None — more residual income for the same paycheck |
| Major military installations | Eglin AFB · NAS Jacksonville · MacDill AFB · NAS Pensacola · Naval Station Mayport |
Disabled-veteran property tax relief in Florida
Veterans with a service-connected, total and permanent disability pay no property tax on their homestead, and the exemption carries over to an unremarried surviving spouse. Veterans rated 10% or more get a $5,000 exemption, and veterans 65+ with a combat-related disability get a discount equal to their disability percentage. Property taxes are part of your VA mortgage payment, so this benefit directly lowers what you pay each month and can increase what you qualify for. Rules and amounts change — confirm current details with your Florida county tax office or appraisal district.
VA residual income required in Florida
VA requires a minimum amount of money left over each month after your housing payment, debts and taxes. For loans of $80,000 or more in the South region:
| Family size | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Minimum residual | $441 | $738 | $889 | $1,003 | $1,039 |
Add $80 for each family member beyond five. Meeting residual income by 20% or more can offset a debt-to-income ratio above 41%.
How a VA Purchase Loan works
Most veterans with 90 consecutive days of active wartime service or 181 days of peacetime service qualify, as do active-duty members after 90 days, and Guard/Reserve members with six years of service or 90 days of qualifying active-duty orders. Certain surviving spouses of service members who died in service or from a service-connected disability are also eligible. A discharge other than dishonorable is generally required. See the full eligibility guide →
Read the complete VA Purchase Loan guide →
VA funding fee calculator (2026)
Down payment only affects purchase and construction loans. Estimate only — your Loan Estimate is the final word.
What veterans say about working with Shirley
4.9 95 Google reviews“We have had the pleasure of working with Shirley on several home purchases and refinances, and she has consistently proven to be the best professional we've ever partnered with. Shirley's honesty and ability to present the best scenarios tailored to our needs has surpassed our expectations each time. She consistently goes above and beyond in customer service, giving us complete peace of mind about the final outcomes. We cannot recommend Shirley highly enough and she will always be our first choice when considering mortgage companies.”
October 2024 · Google review
“I recently worked with Shirley Mueller and her team, and I couldn't be happier with the experience. After shopping around with five different lenders, Shirley not only offered me the lowest rate but also provided exceptional service. She was incredibly responsive throughout the entire process, answering all my questions promptly and ensuring that everything went smoothly. I highly recommend Shirley and her team for anyone looking for the best rates and top-notch customer service!”
August 2024 · Google review
“Veterans looking for a mortgage look no further!! I was absolutely thrilled when I received my pre approval the same day. Shirley called me, and told me that I could start looking at homes. I already had one home in particular that I was sure I wanted. I went to view it the following day,and went under contract. I want to say to any of my fellow veterans who may be discouraged about applying for your VA home loan benefit, or read negative feedback about how difficult it is to aquire that is not true. The process was so easy!! I'm so excited to be a homeowner, and cannot thank the entire team @ Cross Country Mortgage enough!! I would recommend Shirley Mueller over any other VA lender out there. She kept me motivated, and dedicated to securing a home at the best rate in record time.”
August 2024 · Google review
Real Google reviews of VALoansTexas.com, shown word for word. Team members named in reviews were part of Shirley’s team at the time. Read more reviews →
VA Purchase Loan questions from Florida veterans
Will my property taxes go up when I buy a home in Florida?
Usually. The seller’s bill reflects their homestead exemption and years of Save Our Homes caps. The year after you buy, the home is reassessed at market value, so plan your payment on the new-owner tax, minus your own homestead and any disabled-veteran exemption.
Does my spouse have to sign my VA loan in Florida?
Your spouse doesn’t have to be a borrower, but Florida homestead law requires them to sign the mortgage. Florida is not a community-property state, so their debts aren’t counted.
What is the 2026 VA county loan limit in Florida?
It is $832,750 in every Florida county except Monroe County (the Keys), where it is $990,150. That limit matters only with partial entitlement; with full entitlement there is no VA loan limit.
What are doc stamps and intangible tax on a Florida VA loan?
Florida taxes new mortgages at $0.35 per $100 (documentary stamp tax) plus 0.2% (intangible tax). On a $400,000 loan that is about $2,200, and it applies to refinances as well as purchases.
Can I get a VA Purchase Loan in Florida?
Yes. VA loan programs are federal and available in every state, including Florida. Buying in Florida with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Florida’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
Do disabled veterans get a property tax break in Florida?
Veterans with a service-connected, total and permanent disability pay no property tax on their homestead, and the exemption carries over to an unremarried surviving spouse. Veterans rated 10% or more get a $5,000 exemption, and veterans 65+ with a combat-related disability get a discount equal to their disability percentage.
How much residual income do I need for a VA loan in Florida?
Florida is in VA’s South region. For loans of $80,000 or more, the minimum is $441 for a one-person household, $1,003 for a family of four, and $1,039 for five, plus $80 per additional member.
Other VA loans in Florida
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Lower your VA rate with less paperwork — if the math works.
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Refinance any loan into VA — and turn equity into cash.
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