VA refinance rules are federal, so an IRRRL or cash-out works the same in Florida as anywhere else. Local factors still matter: title and recording costs, whether Florida adds any mortgage-related taxes, and — for cash-out — how Florida home values have moved since you bought.
Already VA? Both options are open. Conventional or FHA? Only the VA cash-out refinance applies.
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If you’re a veteran or service member in Florida looking at a VA Refinance, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
VA refinance rules are federal, so an IRRRL or cash-out works the same in Florida as anywhere else. Local factors still matter: title and recording costs, whether Florida adds any mortgage-related taxes, and — for cash-out — how Florida home values have moved since you bought.
1. What loan do you have now?. 2. What is the goal?. 3. Check seasoning. 4. Check the benefit. 5. Close.
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.
Refinancing in Florida
Florida’s documentary stamp tax and intangible tax generally apply to a new refinance mortgage too. They can add a meaningful amount to closing costs, and for an IRRRL they count toward VA’s 36-month recoupment test. Unlike Texas, Florida has no state cap on cash-out loans, so VA’s rules apply. Your spouse must sign the new mortgage on a homestead, even if they are not on the loan.
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 Refinance works
- Only for loans that are already VA
- Funding fee: 0.5%
- VA does not require an appraisal or new Certificate of Eligibility
- No cash back to you (beyond minor adjustments)
- You must have previously lived in the home — current occupancy is not required
Full IRRRL guide and break-even calculator →
Read the complete VA Refinance guide →
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 CrossCountry Mortgage and Shirley Mueller for a VA refinance, and I couldn't be happier with the experience! Shirley was incredibly knowledgeable and guided us every step of the way, making the process smooth and stress-free. Her attention to detail and dedication to our needs truly set her apart. Thanks to her efforts, we closed on our refinance seamlessly. I highly recommend Shirley and CrossCountry Mortgage for anyone looking for a reliable mortgage partner!”
September 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
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 Refinance questions from Florida veterans
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 Refinance in Florida?
Yes. VA loan programs are federal and available in every state, including Florida. VA refinance rules are federal, so an IRRRL or cash-out works the same in Florida as anywhere else. Local factors still matter: title and recording costs, whether Florida adds any mortgage-related taxes, and — for cash-out — how Florida home values have moved since you bought.
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.
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