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I'm Jason Kindler, a mortgage loan officer (NMLS #157168) with First Coast Mortgage Funding here in Jacksonville. Jacksonville is a Navy town, and every summer I talk with families who just got orders and want to know one thing: can we buy instead of rent? Here's how the VA loan fits into a PCS move.
Can I buy a home in Jacksonville before I arrive?
Often, yes. Many military families start the loan process from their current duty station. What you need to have lined up:
- Your Certificate of Eligibility (COE). This shows your VA entitlement. I can usually pull it for you during the application.
- Your PCS orders. Lenders use them to document your income and your plan to live in the home.
- A pre-approval. This tells you what price range makes sense before you start touring homes in Jacksonville, Orange Park, Fleming Island, or St. Johns County.
The VA requires that you live in the home you buy with the loan. If you're deployed or still finishing up at your current station, talk with me early about how occupancy works for your situation.
Do I need a down payment on a VA loan?
According to the VA, a VA-backed purchase loan doesn't require a down payment as long as the sales price isn't higher than the home's appraised value. Your lender still reviews your credit, income, debts, and assets. You can put money down if you want to, and a down payment of 5% or more lowers your funding fee.
How much is the VA funding fee in 2026?
The funding fee is a one-time charge based on your loan amount. You can pay it at closing or finance it into the loan. Current VA rates for purchase loans, effective April 7, 2023:
| Down payment | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% or more | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
The fee is a percentage of the loan amount, not the purchase price.
Who doesn't have to pay the VA funding fee?
The VA waives the fee if any of these apply to you:
- You receive VA compensation for a service-connected disability
- You're eligible for that compensation but receive retirement or active-duty pay instead
- You're a surviving spouse receiving Dependency and Indemnity Compensation
- You're a servicemember with a proposed or memorandum rating, issued before closing, that says you're eligible for compensation based on a pre-discharge claim
- You're on active duty and provide proof of a Purple Heart on or before closing
If you're awarded disability compensation later, with an effective date before your closing, you may be able to get the funding fee refunded.
Is there a VA loan limit in Duval County?
If you have full entitlement, the VA says you don't have a loan limit, as long as you can afford the payment and the appraisal supports the price. If you still have entitlement tied up in a home you own somewhere else (common for families who kept their last house as a rental), your remaining entitlement is based on the county's conforming loan limit. For a one-unit home in Duval County in 2026, that limit is $832,750 (FHFA). I can run that math for you using your COE.
Can the seller help with closing costs?
Yes. The VA lets sellers or builders pay closing costs, and it limits seller concessions to 4% of the home's reasonable value. Concessions can include things like paying the funding fee or prepaying your homeowners insurance. On a VA purchase loan, the funding fee is the only cost you can roll into the loan, so everything else is paid at closing by you, the seller, or a mix of both.
What should I know about Jacksonville homes specifically?
- Flood zones and insurance. Parts of Jacksonville near the river, the Intracoastal, and the beaches carry flood insurance requirements. Price that in before you fall in love with a house. My flood and home insurance guide covers it.
- Condos. If you're looking at a condo near Mayport or the beaches, the project has to be VA-approved.
- New construction. Plenty of PCS families buy new in Clay and St. Johns counties. Here's how a VA loan for new construction in Florida works.
- Hometown Heroes. Servicemembers may also qualify for Florida's Hometown Heroes down payment assistance.
Frequently asked questions
Can I use my VA loan again if I already used it at my last duty station?
Yes. You can use your VA benefit again after you sell or refinance a home bought with a VA loan, and you may be able to use remaining entitlement even if you keep the old home.
Can I buy a duplex near NAS Jax with a VA loan?
The VA allows you to buy a home with up to 4 units, as long as you live in one of them.
Does the VA have a minimum credit score?
The VA doesn't set one, but lenders do have their own standards. That's one reason it pays to compare lenders.
Can I finance my closing costs into a VA purchase loan?
No. The VA funding fee is the only cost you can finance on a purchase. Other costs are paid at closing, and the seller can cover some or all of them within VA rules.
I'm a 100% disabled veteran moving to Jacksonville. Do I pay the funding fee?
If you receive VA compensation for a service-connected disability, you're exempt from the funding fee.
Let's map out your move
If you've got orders to Jacksonville, I'd love to help you figure out your numbers before you ever pack a box. Reach out and I'll walk you through your COE, your entitlement, and what price range fits your plan. You can also read more about VA home loans with First Coast.
Jason Kindler | President, NMLS #157168
First Coast Mortgage Funding | Jacksonville, FL
jasonkindler.com
Sources: VA: Funding Fee and Closing Costs; VA: Entitlement and Loan Limits; VA: Purchase Loan; FHFA 2026 Conforming Loan Limits.
This article is for educational purposes only and isn't a commitment to lend. VA program rules are set by the U.S. Department of Veterans Affairs and may change. All loans are subject to credit approval, underwriting, and property approval. Jason Kindler, NMLS #157168. First Coast Mortgage Funding LLC, NMLS #1953441. Equal Housing Opportunity.