Who Qualifies

Eligibility runs through the VA. In general:

  • Active duty: 90+ continuous days of service.
  • Veterans: 181+ days of active duty (peacetime) or 90+ days (wartime); 24 months of continuous service if you enlisted after Sep 1980.
  • Reserves & National Guard: 6 years of service, or 90+ days of active duty under Title 32.
  • Surviving spouses of veterans who died in service or from a service-connected disability.

You'll need a Certificate of Eligibility (COE). We can pull this in minutes on your behalf with your DD-214.

$0
Down payment
0.50%
Rate advantage vs Conv
0
PMI required
3–5x
Reusable in lifetime

The Five Big Benefits

  1. Zero down payment. 100% financing up to the conforming loan limit (and beyond, with full entitlement).
  2. No mortgage insurance. Conventional with 0% down doesn't exist; FHA always carries MIP. VA charges a one-time funding fee instead — and that fee is waived for disabled veterans.
  3. Competitive rates. VA rates typically run 0.25–0.50% below Conventional rates because of the government guarantee.
  4. No prepayment penalty. Pay extra or refinance whenever you want.
  5. Lenient credit. 580 minimum at most lenders; even 500–580 is possible with compensating factors.
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Disabled Veterans

If you have a 10%+ service-connected disability rating, the VA funding fee is waived entirely. That's typically a $5,000–$15,000 closing-day savings.

The VA Funding Fee

VA replaces mortgage insurance with a one-time funding fee, financed into the loan:

  • First use, 0% down: 2.15% of loan amount.
  • First use, 5% down: 1.50%.
  • First use, 10% down: 1.25%.
  • Subsequent use: 3.30% with 0% down.
  • Waived for veterans with 10%+ service-connected disability rating, Purple Heart recipients, and surviving spouses.

Loan Limits and Entitlement

Since 2020, veterans with full entitlement (never used VA loan, or fully paid off previous VA loan) have no loan limit. You can buy a $1.5M home with 0% down if you qualify on income.

Veterans with partial entitlement (current VA loan, or short sale on a prior VA loan) are capped at the county conforming loan limit. Most of Florida is at $766,550 for 2025; Monroe County (the Keys) is higher.

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Florida Condo Approval

VA, like FHA, requires the condo project itself to be on the approved list. The list is shorter than most Florida buyers realize — check before writing an offer.

Florida-Specific Considerations

  • Wind/flood insurance. Coastal Florida properties require thorough insurance verification. VA requires evidence the property is insurable.
  • Condo approval. The condo project must be on the VA's approved list. Many Florida condos are not — verify before you fall in love.
  • Termite inspection. Required for VA in Florida. The buyer cannot pay for it on a purchase — must be seller, real estate agent, or lender.
  • Tidewater / appraisal. VA appraisers are conservative; low appraisals can be challenged through the Tidewater Initiative process.

We'll pull your Certificate of Eligibility for you with just your DD-214. Takes minutes.

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Common Misconceptions

  • "VA loans are slow." Modern VA loans close in the same 25–35 days as Conventional.
  • "Sellers don't like them." Educated sellers love them — VA buyers are reliable, and seller credits up to 4% are allowed.
  • "You can only use it once." Entitlement restores. Many veterans use VA loans 3–5 times in a lifetime.

Ready to talk through your options?

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