Loan Programs · Government-backed loans

VA home loans for those who served

The VA home loan benefit is one of the strongest tools available to veterans, active-duty service members and eligible surviving spouses. We help you put it to work in South Florida, from your Certificate of Eligibility to the closing table.

VA Loans explained

A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs. Eligible borrowers with full entitlement can often buy with no down payment and no monthly mortgage insurance. Most borrowers pay a one-time VA funding fee, which can be financed into the loan, and veterans receiving VA disability compensation are exempt. Lenders still review credit and income, and approval is subject to credit approval and VA guidelines.

Who it fits

  • Veterans and active-duty service members buying a primary home
  • National Guard and Reserve members who meet service requirements
  • Eligible surviving spouses
  • Veterans with a service-connected disability rating, who are exempt from the funding fee
  • VA homeowners who want to refinance through an IRRRL or VA cash-out

Florida specifics

  • VA does not set a loan limit for borrowers with full entitlement, which helps in higher-priced South Florida markets. Lenders still apply their own credit and income review.
  • Condos must be on VA's approved condo list. We check the building before you make an offer.
  • Florida offers property tax exemptions for veterans with qualifying service-connected disabilities, on top of the standard homestead exemption. Your county property appraiser handles the application.
  • VA appraisals include minimum property requirements, so roof age and condition, which also drive Florida insurance, get early attention.

How it works with Justin

  1. We request your Certificate of Eligibility and review your entitlement.
  2. You get a preapproval that reflects your income, credit and any funding fee exemption.
  3. Once under contract, a VA appraiser reviews value and minimum property requirements.
  4. Underwriting issues final approval and you close, often with seller credits covering part of your costs.

Documents to gather

  • Certificate of Eligibility (we can usually request it for you)
  • DD-214 for veterans, or a statement of service if on active duty
  • VA disability award letter if you receive compensation
  • Pay stubs or LES, W-2s and bank statements
  • Photo ID

Things to consider

  • The funding fee for first-time use with less than 5 percent down is 2.15 percent of the loan amount, and 3.3 percent for later use, unless you are exempt.
  • VA loans are for primary residences. You generally need to move in within a reasonable time after closing.
  • Not every South Florida condo is VA-approved, which can limit choices.
  • If part of your entitlement is tied up in another VA loan, a down payment may be needed on a higher-priced home.

Share a few details and Justin will tell you whether VA fits, with real numbers for your loan.

VA Loans: common questions

Do I need a down payment for a VA loan in Florida?

Eligible borrowers with full entitlement can often buy with no down payment. Lenders still review credit and income, and the final terms depend on credit approval and VA guidelines.

How much is the VA funding fee?

For a purchase with less than 5 percent down, it is 2.15 percent of the loan amount for first use and 3.3 percent after first use. It drops to 1.5 percent with 5 percent down and 1.25 percent with 10 percent down. Veterans receiving VA disability compensation do not pay it.

Is there a VA loan limit in Palm Beach County?

VA does not cap the loan amount for borrowers with full entitlement. If some of your entitlement is still in use on another VA loan, county limits affect how much you can borrow without a down payment.

Can I buy a condo with a VA loan?

Yes, if the condo project is on VA's approved list. Many South Florida buildings are, but plenty are not, so we confirm before you write an offer.

Can I use my VA benefit more than once?

Yes. Entitlement can be restored after you sell and pay off a VA loan, and in some cases you can have more than one VA loan at a time. We review your Certificate of Eligibility to see what is available.

Related loan programs

  • FHA Loans — FHA home loans in South Florida: low down payment, flexible credit, FHA condo approval and Palm Beach, Broward and Miami-Dade loan limits explained.
  • Mortgage Refinance — Refinance your Florida mortgage to change your term, drop mortgage insurance or move off an adjustable rate. Honest break-even math, no pressure.
  • Cash-Out Refinance — Turn South Florida home equity into cash with a cash-out refinance. Compare it with a HELOC, see Florida closing costs and plan for the long term.
  • First-Time Home Buyer Loans — First-time home buyer loans in South Florida: low down payment options, Florida Housing programs, condo tips and a clear path from preapproval to keys.

South Florida areas where it fits

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