A VA loan in Florida can mean $0 down and no monthly mortgage insurance for eligible veterans, service members and some surviving spouses. With full entitlement, VA sets no county loan limit. Expect a one-time funding fee of 2.15% on first use, unless you're exempt, plus Florida note taxes and other closing costs.
Who qualifies for a VA loan
You need a Certificate of Eligibility (COE) from VA, and you need to meet your lender's standards for credit and income. You can apply for the COE yourself on VA.gov, or Beycome Mortgage can pull it for you. VA's main service requirements:
| You are | Minimum service |
|---|---|
| Serving now | 90 continuous days |
| A veteran who served since August 2, 1990 | 24 continuous months, or the full period you were called up (at least 90 days), or 90 days if you were discharged under a qualifying exception |
| National Guard | 6 creditable years, or 90 days of non-training Title 10 duty, or 90 days of qualifying activation that includes 30 consecutive days |
| Reserve | 6 creditable years in the Selected Reserve, or 90 days of non-training active duty |
| Surviving spouse | No separate service period; you may qualify if you receive or are eligible for certain Dependency and Indemnity Compensation, or your spouse is missing in action or a prisoner of war |
Source: VA eligibility requirements, read November 6, 2026. Earlier service periods and discharge exceptions are listed there.
The home has to be where you'll live. If active duty keeps you from moving in, your spouse living there meets the rule (38 U.S.C. 3704(c)). That helps if orders or a deployment keep you away from your Florida home at first.
What $0 down costs in Florida
VA loans skip the down payment and monthly mortgage insurance, but two costs still show up: VA's funding fee and Florida's taxes on the new loan. On a purchase, the funding fee is the only cost you can roll into the loan. Everything else is paid at closing, by you or by the seller.
Florida charges 35 cents per $100 in documentary stamp tax on a recorded mortgage and a 2-mill intangible tax on the same debt. A financed funding fee makes the debt larger, so both taxes go up with it. Here's a $400,000 home:
| Scenario | Down payment | Funding fee | Loan amount | Doc stamps on the loan | Intangible tax |
|---|---|---|---|---|---|
| First use, $0 down | $0 | $8,600 (2.15%) | $408,600 | $1,430.10 | $817.20 |
| Later use, $0 down | $0 | $13,200 (3.3%) | $413,200 | $1,446.20 | $826.40 |
| 5% down | $20,000 | $5,700 (1.5%) | $385,700 | $1,349.95 | $771.40 |
| 10% down | $40,000 | $4,500 (1.25%) | $364,500 | $1,275.75 | $729.00 |
| Exempt from the fee, $0 down | $0 | Waived | $400,000 | $1,400.00 | $800.00 |
Example only, not a quote. Assumes the home appraises at the price and the funding fee is financed. Funding fee rates: VA, in effect since April 7, 2023, read November 6, 2026. Other closing costs, such as title, appraisal and lender fees, are extra.
So a first-time VA buyer with no down payment should plan on about $2,248 for those two Florida taxes alone on this home. VA treats taxes like these as allowed charges, and it named Florida's intangible tax specifically in 2020.
Who doesn't pay the funding fee
- Veterans receiving VA compensation for a service-connected disability, or eligible for it but receiving retirement or active-duty pay instead.
- Surviving spouses receiving Dependency and Indemnity Compensation.
- Service members with a proposed or memorandum disability rating before closing on a pre-discharge claim.
- Active-duty members who show evidence of a Purple Heart on or before the closing date.
If you're later awarded compensation retroactive to before your closing, you may get the fee refunded.
How much the seller can pay
Buyer and seller can negotiate who pays closing costs like title insurance, recording fees and points. VA caps seller concessions at 4% of the home's reasonable value, which is $16,000 on a $400,000 appraisal. That cap covers things like paying your funding fee, paying off your debts or prepaying your hazard insurance. Credits for regular closing costs aren't limited by it, so ask your lender to sort your offer into the two groups before you sign. Prepaid homeowners insurance counts toward the 4%, which matters when you price a Florida policy.
On the lender side, VA rules limit what you can be charged to a listed set of itemized costs plus a flat fee of up to 1% of the loan.
Four things that are different on a Florida VA purchase
- A termite report is required statewide. VA lists the entire state of Florida as needing wood-destroying insect information. You're allowed to pay for the inspection when the VA Notice of Value requires it, and for any repairs needed to meet VA's property standards.
- Flood insurance may be required. If the home is in a FEMA special flood hazard area, VA requires flood insurance for the full loan term, and the community must take part in the National Flood Insurance Program. Check the flood zone before you make an offer, because it changes your monthly cost.
- The condo project has to be on VA's list. VA keeps a list of condo projects. If the building isn't on it, the project has to be submitted to VA for review. Check the status shown for the project, not only its name. Lenders also look at Florida's milestone inspections and reserve studies; our Florida condo loan guide covers those.
- Your contract needs the VA escape clause. If the appraisal comes in below the price, the clause lets you walk away without losing your earnest money, or go ahead anyway if you choose. Without it, VA may not guarantee the loan, so have your lender confirm it's in the contract before you sign.
Loan limits: full and reduced entitlement
Since January 1, 2020, VA has no county limit for borrowers with full entitlement. Your income and your lender's own limits still decide how much you can borrow. County limits come back only if you still have entitlement tied up in an earlier VA loan, for example because you're keeping your last home as a rental.
| 2026 county limit (one unit) | Florida counties | 25% of the limit | Loan with no down payment if you've used $75,000 of entitlement |
|---|---|---|---|
| $832,750 | 66 counties, all except Monroe | $208,187.50 | Up to $532,750 |
| $990,150 | Monroe | $247,537.50 | Up to $690,150 |
Source: FHFA 2026 conforming loan limits, full county list, read November 6, 2026. Formula from the VA Buyer's Guide: remaining entitlement is 25% of the county limit minus what you've used, and four times that is generally what you can borrow with no down payment. $75,000 of entitlement is 25% of a $300,000 loan. Your COE shows your real number.
Above that amount you can still use the loan with some money down. Most lenders want your entitlement plus cash to equal at least 25% of the price or appraised value, whichever is less. In this example, a $600,000 purchase in Duval County would need about $16,812 down. You also have to afford both loans, and the new home must be your residence.
How the loan gets approved
VA itself doesn't set a minimum credit score. Its Buyer's Guide says lenders typically want 620 unless there's a large down payment, and each lender sets its own bar. What's unusual about VA is the income test. Along with a debt-to-income standard of 41%, which can be exceeded with compensating factors, VA looks at what's left each month after housing and debts. Florida is in VA's South region:
| People in the household | Monthly residual income, loans of $80,000 or more (South) |
|---|---|
| 1 | $441 |
| 2 | $738 |
| 3 | $889 |
| 4 | $1,003 |
| 5 | $1,039 |
Source: 38 CFR 36.4340(e), read November 6, 2026. Add $80 for each person above five, up to seven. Everyone in the household counts, even if they aren't on the loan.
In Florida, your housing cost is more than principal and interest. Property insurance, flood insurance if required, and condo or HOA dues all count against what's left. Run them through the mortgage calculator, then start pre-approval with real numbers.
Florida property tax breaks for veterans
These are separate from the loan and can lower your monthly payment. You claim them with your county property appraiser, not your lender.
| Benefit | Who it's for | What you get | Florida law |
|---|---|---|---|
| Total exemption | Honorably discharged veterans with a service-connected total and permanent disability, on a homestead they own and live in; some surviving spouses | No property tax on the homestead | s. 196.081 |
| Combat-disability discount | Veterans 65 or older, honorably discharged, with a combat-related permanent disability, on their homestead | A discount equal to the VA disability percentage; apply by March 1 | s. 196.082 |
| $5,000 exemption | Ex-service members disabled 10% or more; unmarried surviving spouses may also claim it | $5,000 off taxable value | s. 196.24 |
Each statute has more conditions, so check yours with the appraiser. When you estimate a payment, don't assume the seller's tax bill will be yours.
Using Hometown Heroes with a VA loan
Florida's Hometown Heroes program lists VA first mortgages and covers service members, the Florida National Guard and veterans who work full-time for a Florida-based employer. It offers up to 5% of the first mortgage, between $10,000 and $35,000, as a 0% deferred second mortgage. That isn't a grant: it comes due when you sell, refinance, transfer the home or stop living there.
One detail helps veterans who have owned before. Florida law doesn't apply the first-time buyer requirement to active-duty service members, Florida National Guard members or veterans. Income limits still apply, and you apply through a participating lender. Since a VA loan may not need a down payment, this money would mostly go toward closing costs.
Funding comes in rounds and can run out quickly, so confirm it's open before you count on it. More on Florida's programs is in the first-time home buyer guide.
VA or FHA in Florida?
If you qualify for both, compare them on the same home. On $400,000, FHA asks for $14,000 down, a 1.75% upfront premium and an annual premium, usually for the life of the loan with less than 10% down. VA asks for no down payment and no monthly mortgage insurance, with a one-time fee of $8,600 on first use. FHA's 2026 limit is also capped by county, from $541,287 to $990,150 for one unit. FHA can still make sense if you've used your entitlement or the condo is FHA-approved but not on VA's list.
Already have a VA loan? See the VA IRRRL and cash-out options on our refinance page.
Buying through Beycome
If you're buying through the Beycome buyer program, eligible buyers may receive up to 2% back at closing.* Beycome Title can handle the closing in Florida. You are never required to use Beycome Mortgage or Beycome Title to get the buyer credit, and you're free to choose any lender or title company.
*Subject to available brokerage compensation, transaction eligibility, lender and loan-program limits, and applicable law. Not available in every transaction. Affiliated Business Arrangement Disclosure.
Common questions
How much do I need down for a VA loan in Florida?
Nothing, if the price isn't above the appraised value and you have enough entitlement. You'll still pay closing costs at closing unless the seller covers them, and only the funding fee can be financed.
Is there a VA loan limit in Florida in 2026?
Not with full entitlement. With reduced entitlement, VA's guaranty is tied to the county limit: $832,750 in 66 Florida counties and $990,150 in Monroe County for one unit in 2026.
How much is the VA funding fee?
On a purchase, 2.15% of the loan on first use with less than 5% down, and 3.3% on later use. It's 1.5% with 5% down and 1.25% with 10% down. Veterans receiving VA disability compensation and some others don't pay it.
What credit score do I need for a VA loan?
VA doesn't set a minimum. Its Buyer's Guide says lenders typically want 620 unless there's a large down payment, and each lender sets its own standard. VA also tests debt-to-income and residual income.
Does a VA loan in Florida need a termite inspection?
Yes. VA requires wood-destroying insect information for the entire state of Florida. You may pay for the inspection when the Notice of Value requires it, and for repairs needed to meet VA's property standards.
Can the seller pay my closing costs on a VA loan?
Yes. Regular closing costs can be negotiated with no cap. Seller concessions, such as paying your funding fee or prepaying your insurance, are limited to 4% of the home's reasonable value.
Can I use Florida Hometown Heroes with a VA loan?
Yes, Florida Housing lists VA first mortgages for the program. Veterans and active-duty service members are exempt from the first-time buyer requirement under Florida law, but income limits and funding availability still apply.
Sources: VA purchase loans; VA funding fee and closing costs; VA eligibility; VA loan limits; VA local appraisal requirements; VA State Fees and Charges Deviations List (February 17, 2026); VA Home Loan Guaranty Buyer's Guide (April 2022); 38 U.S.C. 3704(c); 38 CFR 36.4313, 36.4329, 36.4340; FHFA 2026 conforming loan limits; HUD FHA limits CY2026; Florida Statutes 196.081, 196.082, 196.24, 199.133, 201.08, 420.5096 (2025); Florida Housing, Hometown Heroes 2026. All read November 6, 2026.
Educational content, not a commitment to lend. All loans are subject to credit approval, property eligibility and underwriting. Program rules are set by Fannie Mae, Freddie Mac, FHA, VA and state law, and change over time.