Buying on PCS orders
- Get your Certificate of Eligibility early. Your lender can often request it for you.
- Share your orders and report date so the loan timeline and closing date fit.
- VA requires you to intend to occupy the home as your primary residence. Ask how this applies if you will be deployed or arrive after closing.
- If a spouse will sign while you are away, raise power of attorney requirements before the contract is written.
- Thinking about renting the home after a future PCS? Discuss it upfront; occupancy and entitlement rules matter.
Popular areas for MacDill families include South Tampa, Brandon, Riverview and Apollo Beach. Commute, flood zone and insurance can vary widely between them.
The VA funding fee
| Down payment (purchase) | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% to less than 10% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
The fee can usually be financed into the loan. Veterans receiving VA compensation for a service-connected disability, and certain other borrowers, are exempt. Confirm current rates and your exemption status on your Certificate of Eligibility.
Florida benefits for veterans
- Veterans with a service-connected disability of 10% or more may qualify for a $5,000 property tax exemption.
- Veterans with a service-connected total and permanent disability may qualify for a full exemption on their homestead.
- Apply through the county property appraiser, generally by March 1, along with the homestead exemption.
Lower property taxes lower the escrow payment, so tell your lender if you expect an exemption. The payment estimate should use what you will actually owe.
VA appraisals and low values
The VA appraisal estimates value and checks minimum property requirements. If the appraiser expects the value to come in below the contract price, the lender is alerted before the report is finalized and can submit additional comparable sales. If the value stays low, you can renegotiate, pay the difference in cash or cancel under the VA escape clause. See our appraisal gap guide.
Questions clients ask
Can I use my VA loan more than once?
Yes. Entitlement can be restored or, in some cases, used again while you still own a home with a VA loan. The funding fee is generally higher after first use unless you are exempt.
Does VA require a down payment?
Not always. With full entitlement, many buyers purchase with no down payment, subject to lender approval.
Can the seller pay my closing costs?
Often. VA treats ordinary closing costs and certain seller concessions differently. See our seller concessions guide.
Sources and editorial information
Published by The Rice Financial Group. Editorial update: November 10, 2026. How we prepare our resources.
- VA: funding fee and closing costs
- VA: Home loan program
- VA: Buyer’s guide (PDF)
- Florida Department of Revenue: property tax benefits for veterans (PT-109)
Educational information, not an approval, rate quote or commitment to lend. Program rules, pricing and availability can change. Confirm the requirements for your borrower, property and transaction with the mortgage team.
Make the information personal.
Tell us what you are planning and where you need clarity. You do not need to be ready to apply to ask a question.
Talk through a VA purchase