The VA loan advantage
What the benefit actually buys you.
The VA-guaranteed home loan is a federal benefit for veterans, active-duty service members, and eligible surviving spouses. It applies to any home bought in Florida, and there is no separate state application. You still meet the lender's credit and income requirements, and the home must be your primary residence, but the loan terms themselves are among the best available anywhere.
Zero down payment
The VA loan requires no down payment for eligible veterans, service members, and surviving spouses, which is the single biggest barrier for many first-time military buyers.
No private mortgage insurance
Unlike most low-down-payment loans, VA loans carry no monthly PMI, which keeps the payment meaningfully lower than a comparable conventional loan.
Competitive rates and limited closing costs
VA loans typically offer some of the lowest rates available, with caps on the closing costs a lender may charge you.
No maximum loan amount with full entitlement
Buyers with full entitlement can finance above conventional limits, which matters in Palm Beach County's coastal price ranges.
Reusable benefit
The entitlement is not used up. Sell or refinance and you can use the benefit again for your next primary residence.
Built for primary residences
VA purchases require occupancy as your primary home, with reasonable timelines that accommodate PCS orders and transition.
Florida property tax benefits
A second benefit, filed at the county level.
Separate from the loan, Florida veterans can reduce or eliminate their property tax bill. These are filed with your county Property Appraiser, typically on Form DR-501, by the annual deadline around March 1, not with the lender. Gather your DD-214 and VA disability rating letter now so the filing is painless after closing.
Requirements and applications vary by county office, so Kelby will point you to the exact forms for your address at closing time.
100% disability, full exemption
An honorably discharged veteran with a service-connected total and permanent disability, rated 100 percent, can be fully exempt from ad valorem property taxes on their homesteaded home. Surviving spouses of certain veterans who died from service-connected causes can carry the benefit.
10% or more disability, $5,000 exemption
An honorably discharged veteran with any service-connected disability rated at least 10 percent can take a $5,000 subtraction from assessed value, available on homestead and certain other property.
Age 65+ combat-related discount
A veteran 65 or older with a permanent, service-connected, combat-related disability can receive a discount on their homestead tax bill equal to their disability percentage, for example a 50 percent rating means a 50 percent discount.
The PCS-proof process
Built to run on orders, not wishful thinking.
Counseling first
A call to confirm your eligibility, your entitlement status, and your lender options before any house hunting begins.
Pre-approval by a VA-savvy lender
A Florida-experienced lending partner who knows VA underwriting timelines and can hold a close date against PCS orders.
Targeted search
Homes that genuinely fit a VA appraisal and occupancy requirements, near bases, families, or however you define home.
Offer, close, file
An offer built to win, a VA appraisal managed start to finish, and your tax exemption filed with the county after closing.
Let's run the numbers
Tell Kelby about your orders and your benefit.
Share your situation: active duty, veteran, or surviving spouse; target area; timeline. You will get a straight read on your buying power, the exemption you qualify for, and a realistic schedule around your PCS dates.
Military & veteran intake
Detail is welcome: branch, timeline, target towns.