As a fellow Marine Corps veteran, I know what you've sacrificed — and I know the powerful home buying benefits you've earned. Let me help you use every one of them.
Click each section to explore the financial advantages available to you — benefits most civilians will never have access to.
VA loans allow you to purchase a home with zero down — most civilians need to save 3%–20% upfront. You can keep your cash in your pocket or use it for moving costs, renovations, or emergencies.
Conventional buyers who put less than 20% down pay PMI — typically $100–$300/month. VA eliminates this entirely. Over a 30-year loan that's up to $108,000 in savings.
Active duty members receiving Basic Allowance for Housing can apply that tax-free income directly toward a mortgage payment. In many Tampa Bay zip codes, BAH rates are sufficient to cover a monthly mortgage — meaning you could build equity at no out-of-pocket cost.
Florida offers significant property tax exemptions for veterans. A 10%+ service-connected disability can qualify you for additional homestead exemptions — up to a full property tax exemption for 100% disabled veterans. This can save thousands per year.
VA loans are government-backed, so lenders take on less risk — and pass those savings to you. VA rates are typically 0.25%–0.5% lower than conventional rates, which adds up to tens of thousands saved over the life of your loan.
Your VA benefit doesn't expire and doesn't disappear after one use. You can restore full entitlement after selling a home, or in some cases hold two VA loans simultaneously — ideal for PCS moves where you buy before selling.
| 🎖️ VA Loan | FHA Loan | Conventional | |
|---|---|---|---|
| Minimum Down Payment | $0 | 3.5% | 3% – 20% |
| Private Mortgage Insurance (PMI) | None ✓ | Required (life of loan if <10% down) | Required if <20% down |
| Minimum Credit Score | ~580–620 (flexible) | 580+ (3.5% down) | 620+ |
| Interest Rate (typical) | Lowest available | Moderate | Moderate – High |
| Mortgage Insurance Premium (MIP) | None ✓ | 1.75% upfront + 0.55%/yr | None (if 20%+ down) |
| VA Funding Fee | 1.25% – 3.3%* | N/A | N/A |
| Property Type Restrictions | Primary residence only | Primary residence only | Any (incl. investment) |
| Seller Can Pay Closing Costs | Yes ✓ | Yes (limits apply) | Yes (limits apply) |
| Who Qualifies | Veterans, Active Duty, Reservists | Anyone (income limits may apply) | Anyone with qualifying credit |
* VA Funding Fee may be waived entirely for veterans with a service-connected disability rating.
It's simpler than you think. Here's how to get from eligible to homeowner.
Active duty members, veterans, National Guard, and Reservists may all qualify. Surviving spouses of veterans who died in service may also be eligible. Your agent can help you confirm eligibility quickly.
The COE verifies to lenders that you're entitled to the VA loan benefit. It can usually be obtained online through the VA website or directly through your lender in minutes.
Work with a lender who has experience with VA loans specifically. I can connect you with trusted VA-approved lenders in the Tampa Bay area who understand the process and the mission.
Shop for homes that meet VA appraisal standards. I'll guide you through what to look for and negotiate on your behalf to get the best terms — including asking the seller to cover closing costs.
The VA requires an appraisal to ensure the home meets Minimum Property Requirements (MPRs). This protects you as the buyer — the VA wants to make sure the home is safe and sound.
Once everything is cleared, you'll sign your documents and get your keys. With $0 down and limited closing costs, many veterans are shocked at how affordable the process truly is.
I've been through it myself — more than six times. Here's how I help military families navigate the unique challenges of buying during a PCS move.
Can't be in Tampa for showings? No problem. I offer full virtual tours, video walkthroughs, and real-time video calls so you can confidently shop for a home from anywhere in the world. I've helped buyers close on homes without ever setting foot in them before moving day.
PCS orders don't wait. I understand tight reporting dates and can work quickly and efficiently to get you under contract and closed within your required timeline. I prioritize military families who are working against the clock.
Basic Allowance for Housing (BAH) can make buying a home more affordable than renting — in many cases, your mortgage payment can be at or below your BAH rate, allowing you to build equity instead of paying a landlord. Let's run the numbers together.
Tampa Bay is one of the most military-friendly communities in the country, with MacDill Air Force Base nearby. I know the neighborhoods that suit military families — commute to base, school quality, and resale value when it's time to PCS again.
No. The VA loan benefit can be used multiple times throughout your life. Whether it's your first home or your fifth, you may be eligible as long as you meet service requirements and have remaining entitlement.
As of 2020, there is no maximum loan limit for veterans with full VA entitlement. However, lenders will still evaluate your ability to repay based on income, credit, and debt. For veterans with partial entitlement (e.g., an existing VA loan), county loan limits may apply.
The VA Funding Fee is a one-time fee paid to the VA (typically 1.25–3.3% of the loan) that helps fund the program for future veterans. It can be rolled into the loan so you don't need to pay it upfront. Veterans with service-connected disabilities may be exempt from this fee entirely.
VA loans are for primary residences only — you must intend to live in the home as your main residence. They cannot be used for vacation homes or investment properties.
VA loans typically close in 40–50 days, similar to conventional loans. Working with an experienced VA lender and agent can speed this up significantly. On PCS timelines, I've helped clients close in as little as 21–30 days.
Yes. Surviving spouses of veterans who died in the line of duty or from a service-connected disability may be eligible for VA home loan benefits. Contact the VA or reach out to me and I can help you get clarity on your eligibility.
As a fellow veteran, I take military clients personally. Reach out and let's talk about your situation, your timeline, and how to make the most of what you've earned.
Talk to Ned — Fellow Veteran →