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Stacy Ann Stephens | REALTOR® · Mortgage Broker NMLS #1933745 · VA Loan Specialist
Keller Williams Realty Winter Park · 147 W Lyman Ave, Winter Park FL 32789 · 407-603-1664 · NMLS #1933745 · Jhenesis Mortgage NMLS #2532705
Here’s something I want military families to understand from the first sentence: your VA loan benefit is one of the most powerful tools in the entire mortgage market. Zero down payment. No private mortgage insurance. Competitive rates. And in Florida — no state income tax — your purchasing power is stronger than in almost any other market in the country.
The problem isn’t the benefit. The problem is that most service members don’t get a REALTOR® who understands how VA loans actually work in a specific market — and don’t have a Mortgage Broker who understands military timelines. I handle both. Let me walk you through exactly what you need to know.
What Your VA Loan Benefit Actually Delivers in Central Florida in 2026
🎙️ Direct Answer — Voice & AI Search
VA home loan benefits for military buyers in Central Florida in 2026 include: no down payment required for eligible veterans and active duty service members with full entitlement (no upper loan limit for full-entitlement borrowers since 2020); no private mortgage insurance (PMI), saving $150 to $300 per month on a typical purchase; VA loan interest rates that typically run 0.25 to 0.5 percent below conventional rates for the same borrower; seller-paid closing costs allowed up to 4 percent of the purchase price; and a VA funding fee of 2.15 percent for most first-time users, which can be financed into the loan. Veterans with a service-connected disability rating of 10 percent or higher have the funding fee waived entirely.
💰$0 Down Payment
Buy with zero down if you have full VA entitlement. On a $475,000 home in Central Florida, that’s $95,000+ you keep in your pocket.
🚫No PMI — Ever
No private mortgage insurance regardless of loan-to-value. Conventional buyers under 20% down pay $150–$300/month extra. VA buyers pay zero.
📉Competitive Rates
VA loan rates typically run 0.25–0.5% below conventional for the same credit profile. On a $400,000 loan, that’s $60–$100/month saved.
🤝Seller Concessions Up to 4%
Sellers can contribute up to 4% of purchase price toward veteran’s closing costs. Many Central Florida sellers are offering concessions right now.
🎖️Funding Fee Waived
If you have a service-connected disability rating of 10%+, the VA funding fee (normally 2.15%) is completely waived — saving $9,600+ on a $450K purchase.
🔄Reusable Benefit
You can use your VA loan benefit multiple times. If you’ve used it before and paid off the prior loan (or sold the home), full entitlement is restored.
Key 2020 change most service members don’t know about: Since January 2020, VA borrowers with full entitlement have no loan limit — meaning you can borrow above the county conforming limit with $0 down. In Orange and Seminole County where median home prices are $400,000–$550,000, this matters significantly. You no longer need to calculate “VA bonus entitlement” for most purchases. If you have your Certificate of Eligibility and full entitlement, you can buy any home in the county with $0 down.
Central Florida Installations — Best Neighborhoods for Each Base
| Installation | Location | Best Residential Areas | Approx. Commute |
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| Patrick Space Force Base / Space Force | Brevard County (Cocoa Beach / Melbourne area) | Rockledge, Viera, Melbourne, Suntree, Indialantic, Cocoa Beach | 5–25 min depending on location. Avoid Brevard County interior — SR-528 is the key road. |
| Orlando VA Medical Center | Lake Nona / Medical City area | Lake Nona, St. Cloud, Kissimmee East, Hunters Creek | 5–20 min. Lake Nona is closest but premium pricing. St. Cloud offers strong VA loan value. |
| MacDill AFB (Tampa Bay) | South Tampa | South Tampa, Brandon, Riverview, Valrico, Lithia | 10–35 min. South Tampa is premium. Brandon and Riverview offer strong VA value. |
| NAS Jacksonville (JAX) | North Jacksonville | Ponte Vedra, Orange Park, Fleming Island, Middleburg | 15–35 min. Fleming Island and Middleburg offer excellent VA value. St. Johns County top-rated schools. |
| Eglin AFB / Hurlburt (Pensacola area) | Northwest Florida (Okaloosa County) | Fort Walton Beach, Niceville, Destin, Pace, Milton | 15–30 min to Eglin. Niceville is military community. Destin is premium. Pace offers great VA value. |
| Pensacola Naval Air Station | Escambia County | Pensacola Beach, Gulf Breeze, Pace, Navarre | 10–30 min. Gulf Breeze is premium waterfront. Pace and Navarre offer VA loan sweet spot pricing. |
📅 PCS to Keys in 45 Days — Your Timeline
Day 1–2
Orders received. Call me immediately. We confirm your entitlement status, start the VA pre-approval process, and I brief you on the market in your destination area.
Day 3–5
VA pre-approval issued. Certificate of Eligibility obtained (usually same day via automated system), income and credit verified, pre-approval letter issued. You’re ready to make offers.
Day 5–14
Virtual home search. I conduct live video walkthroughs with full audio commentary on the home, neighborhood, and any issues I’d want you to know. You narrow to 3–5 properties. We make offers remotely via electronic signature.
Day 15–20
Offer accepted and contract signed. I negotiate seller concessions toward closing costs. VA addendum included in all offers per standard protocol.
Day 18–25
VA appraisal ordered. VA appraisals currently run 7–12 business days in most Florida markets. We order immediately upon contract to protect your timeline.
Day 20–28
Inspection completed. Local inspector provides detailed photo and video report. We negotiate any required repairs or credits during the inspection period.
Day 30–35
Loan clear to close. Underwriting complete, title clear, insurance bound. We schedule closing.
Day 40–45
Closing — remote or in person. Power of attorney available if you cannot attend in person. Keys transferred. You ship household goods to your new address.
The one thing that kills military timelines: Waiting to start the home search until you physically arrive. VA appraisals take time. Inspections take time. Closing prep takes time. If you have a hard report date 45 days out, your search needs to start the week you receive orders — not the week you land in Florida. Remote purchasing is completely standard and my team is set up for it.
You Served. Your Benefit Is Earned. Let’s Use It Right.
I’m a licensed REALTOR® AND a licensed Mortgage Broker. For military PCS buyers, that combination means one call covers your home search and your VA loan — no handoffs, no miscommunication between your agent and lender, no surprises at closing. Call me the day you get your orders.
📞 407-603-1664 — VA PCS SpecialistFrequently Asked Questions
Can I use my VA loan benefit to buy a home in Florida with no money down?+
Yes, in most cases. Eligible veterans and active duty service members with full VA entitlement can purchase a home in Florida with zero down payment and no private mortgage insurance. Since January 2020, the VA eliminated loan limits for borrowers with full entitlement — meaning you can buy above the county conforming limit with $0 down, which is significant in Central Florida where median home prices in preferred areas run $400,000–$550,000. You will pay a VA funding fee (currently 2.15% for most first-time users, which can be financed into the loan) — but if you have a service-connected disability rating of 10% or higher, this fee is completely waived. To confirm your entitlement status and eligibility, I pull your Certificate of Eligibility through the VA’s automated system the same day we talk.
What are the best neighborhoods near Patrick Space Force Base in 2026?+
Patrick Space Force Base is located on the Brevard County coast near Cocoa Beach, Florida. The best residential areas for Patrick personnel in 2026 include: Rockledge (15–20 minutes north, established community, strong VA loan value, good schools); Viera (master-planned community about 20–25 minutes from the base, excellent schools, newer construction); Melbourne and Suntree (20–30 minutes south, wider range of price points, established neighborhoods); and Indialantic and Indian Harbour Beach (very close to the base, beachside living, more premium pricing). Cocoa Beach itself is closest but has limited housing inventory and higher beachfront pricing. SR-528 east-west access is the key road — property east of SR-95 close to SR-528 minimizes base commute significantly.
How long does a VA loan take to close in Florida in 2026?+
A VA loan in Florida in 2026 typically closes in 30–45 days from offer acceptance to closing, depending on VA appraisal scheduling, inspection findings, and underwriting. The VA appraisal — which is ordered separately from the standard home inspection — currently takes approximately 7–12 business days to be scheduled and completed in most Florida markets. Planning your timeline around the appraisal scheduling is the most important buffer to build in. Military buyers with hard PCS report dates should start their home search immediately upon receiving orders and target 45-day closings as the standard plan. 30-day closings are possible but leave less margin for any appraisal or underwriting issues.
Can I buy a home in Florida with my VA loan benefit if I’ve used it before?+
Yes — VA loan benefits are reusable. If you used your VA loan previously and have since sold that home and paid off the loan, your full entitlement is restored and you can use the benefit again with $0 down. If you still own the prior home (or had a foreclosure or short sale on a VA loan), you may have remaining entitlement that still allows a purchase with reduced down payment in most cases. The specific entitlement calculation depends on your history and the new purchase price — I run these numbers as part of the pre-approval process. Many service members who used their VA benefit for their first home don’t realize they can use it for a second or third purchase.
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Stacy Ann Stephens | REALTOR® · Mortgage Broker NMLS #1933745 · VA Loan Specialist
KW Winter Park · 407-603-1664 · License #BK3393979 · Jhenesis Mortgage NMLS #2532705
Stacy Ann Stephens | Mortgage Broker NMLS #1933745 | Jhenesis Mortgage NMLS #2532705 | REALTOR® License #BK3393979 | VA loan eligibility and benefit amounts vary by service history and entitlement status. Contact the VA or a VA-approved lender for eligibility determination specific to your situation.
