Military relocation · VA loans
PCSing to Jacksonville? Buy a home that fits your BAH.
NAS Jacksonville, Naval Station Mayport, Blount Island. I help service members and veterans buy in Northeast Florida with a VA loan, including from out of state, before you report.
See what your BAH can buy
Duty station and pay grade. You get your 2026 BAH, the home price it covers with a VA loan and $0 down, and the areas closest to base.
What your BAH covers in Jacksonville
2026 Basic Allowance for Housing, Jacksonville, FL housing area, with dependents, per month:
| Pay grade | BAH with dependents |
|---|---|
| E-5 | $2,181 |
| E-6 | $2,241 |
| E-7 | $2,283 |
| O-3 | $2,364 |
| O-4 | $2,580 |
The number that matters is not the list price but the full monthly cost: mortgage, property tax, homeowners and flood insurance, HOA dues and any CDD assessment. In St. Johns County two homes at the same price can differ by several hundred dollars a month because of the CDD alone. I work that number out for every home before you tour it, so you know whether it fits your BAH.
Source: Defense Travel Management Office, rates effective 1 January 2026. Check your own rate at travel.dod.mil, opens in a new tab.
VA loan basics
- No down payment with full entitlement, and no monthly mortgage insurance.
- VA funding fee (2026): 2.15% on first use with no down payment, 3.3% on later use; 1.5% with 5% down, 1.25% with 10% down. Veterans receiving VA disability compensation are exempt.
- Florida specifics: a wood-destroying insect (termite) inspection is required on VA purchases in Florida, and the VA appraiser looks at the roof, moisture and mold. A home in a FEMA flood zone needs flood insurance at closing. I flag these before you make an offer, not after.
Florida benefits for veterans
- No state income tax, including on military retirement pay.
- Total and permanent service-connected disability: full property tax exemption on your homestead.
- 10% or more wartime service-connected disability: $5,000 off the assessed value.
- Age 65+ with a combat-related disability: a property tax discount equal to your disability percentage.
You apply with the county Property Appraiser after closing. I show you what the tax bill will be for you as the new owner, not the seller’s current bill.
Where to look, by base
Commute times depend heavily on bridges and traffic. Tell me your base and your hours and I will map real drive times for each home.
| Base | Search homes |
|---|---|
| NS Mayport | Atlantic Beach · Neptune Beach · Jacksonville Beach |
| NAS Jacksonville | Mandarin · Fruit Cove · St. Johns 32259 |
| Newer construction, either base | Nocatee · Ponte Vedra |
Areas listed by driving distance only. I do not rank or steer buyers toward or away from any neighborhood.
Buying before you arrive
Call as soon as you have orders.
We set the budget from your BAH and bring in a VA lender.
Video tours.
I walk each home live on video and check the street, the noise and the drainage for you.
Offer and inspections.
Handled remotely, signatures electronic.
Closing.
Timed to your report date, in person or by mail-away.
Comparing areas in general? See Relocating to Northeast Florida.
Using a VA loan? Omer can help you find homes that fit VA requirements and check flood zones and HOA/CDD fees before you offer. Start your home search with Omer or browse Jacksonville and St. Augustine.
VA loans and PCS moves: common questions
Can I buy with no down payment using a VA loan?
Eligible borrowers with full entitlement can buy with no down payment on a VA-backed purchase loan, subject to the lender’s approval. You will need a Certificate of Eligibility (COE), which your lender can usually request for you.
Do I have to pay the VA funding fee?
Most borrowers pay a one-time VA funding fee, but it is waived for veterans who receive VA disability compensation and for some other groups. Confirm your status with your lender.
How early should I start for a PCS move?
As soon as you have orders. Omer can set up live video tours near NAS Jacksonville or Naval Station Mayport, check commute, flood zone and HOA/CDD costs, and line up the purchase around your report date.