If you just got PCS orders to a base in Florida, buying a home before you arrive is not only possible – it’s what most military families do. With a VA loan, you can get pre-approved from your current duty station, start house hunting remotely, and close in as little as 21 to 30 days.
Scott Carlin, founder of TrueVet Mortgage (NMLS# 2613509), has helped military families PCS to bases across Florida and close on VA loans before their report date. Here’s exactly how the process works.
Step 1: Get Pre-Approved Before You Move
Do not wait until you arrive at your new duty station to start the mortgage process. The biggest mistake PCSing families make is assuming they need to be in Florida before they can apply for a loan. You can get fully pre-approved from anywhere.
To get pre-approved, you will need your most recent LES or pay stubs, your W-2s from the last two years, bank statements showing funds for your down payment (if you’re making one) and closing costs, and your PCS orders showing your new duty station in Florida. Your Certificate of Eligibility (COE) is also required, but Scott can pull that for you electronically – often within minutes.
Your BAH at your new Florida duty station counts as tax-free qualifying income. Because it is tax-free, lenders can gross it up by 25 percent, which increases your purchasing power. Use the TrueVet Mortgage BAH Calculator to look up your 2026 BAH rate for any Florida base.
Step 2: Know Your Florida Base and Housing Market
Florida has more than a dozen major military installations, and the housing market varies significantly depending on which base you are PCSing to. Here is a quick overview of the most common PCS destinations:
Patrick Space Force Base (Brevard County) – Home to Space Launch Delta 45. Popular areas include Palm Bay, Melbourne, Satellite Beach, and Viera. Median home prices range from $280,000 to $380,000 depending on the community. One of the most affordable coastal markets in Florida. Learn more: VA Loans Palm Bay | VA Loans Melbourne | VA Loans Satellite Beach
NAS Jacksonville – One of the largest Navy bases in the country. Jacksonville has a wide range of housing options with median prices around $320,000. Popular neighborhoods include Mandarin, Fleming Island, Orange Park, and the Beaches. Learn more: VA Loans Jacksonville
MacDill AFB (Tampa) – Home to CENTCOM and SOCOM. The Tampa Bay market is more competitive, with median prices around $380,000 to $420,000 in popular military areas like Brandon, Riverview, and South Tampa. Learn more: VA Loans Tampa
Eglin AFB and Hurlburt Field (Fort Walton Beach) – Florida’s Emerald Coast. Beautiful beaches, growing military community, and median home prices around $350,000 to $400,000. Learn more: VA Loans Fort Walton Beach
NAS Pensacola – The Cradle of Naval Aviation. Pensacola offers affordable housing with median prices around $280,000 to $330,000 and a deep military community. Learn more: VA Loans Pensacola
Tyndall AFB (Panama City) – Home to the 325th Fighter Wing. Panama City is still rebuilding from Hurricane Michael and offers some of the most affordable housing in Florida. Learn more: VA Loans Panama City
For a complete list of every Florida military installation we serve, visit our Military Bases page.
Step 3: Start House Hunting Remotely
Once you are pre-approved, connect with a local real estate agent near your new base. We have Realtor connections at every base if you need a good agent recommendation who works with military families and understands PCS timelines, VA appraisal requirements, and the urgency of your situation.
You can tour homes virtually through video calls, review listings on Zillow or Realtor.com, and even make offers from your current duty station. Many military families do the entire home search remotely and only see the house in person at the final walkthrough before closing.
Scott regularly works with buyers who are still at their current duty station. He coordinates with your agent and title company to keep everything on track so you can close before or shortly after your report date.
Step 4: Understand the VA Appraisal Process
Every VA loan requires an appraisal to confirm the home meets the VA’s Minimum Property Requirements (MPRs) and that the purchase price is supported by the market value. The appraisal is ordered after your offer is accepted and typically takes 7 to 14 days in Florida depending on the market.
Common issues that come up on VA appraisals in Florida include peeling paint on homes built before 1978, missing handrails on stairs or elevated porches, roof damage or insufficient remaining roof life, and crawl space access or standing water issues. Most of these are minor and can be resolved before closing.
Step 5: Close on Your VA Loan
TrueVet Mortgage typically closes VA purchase loans in 21 to 30 days from the time your offer is accepted. The process includes loan application and documentation review, VA appraisal, underwriting, clear to close, and final closing and funding.
If you are closing before you physically arrive in Florida, TrueVet will hire a mobile notary to meet you at a time and place of your choosing, even your dining room table. The service member may also be able to use a power of attorney (POA) to have their spouse sign closing documents on their behalf. Your lender and title company will need to approve the POA in advance, so plan for this early if it applies to your situation.
Step 6: Move In and Set Up Your New Life in Florida
Florida has no state income tax, which stretches your paycheck and BAH further than many other states. Your VA loan locks in a fixed interest rate, so your principal and interest payment stays the same for the life of the loan. Keep in mind that your total monthly payment can change over time as homeowners insurance premiums and property taxes adjust – but owning still gives you far more stability and equity than renting, where your landlord can raise the rent every year with no cap.
Once you are settled, make sure to update your mailing address with the VA, DEERS, and your lender. Set up homeowners insurance and flood insurance if your property is in a flood zone – many Florida properties require this. File for Florida Homestead Exemption through your county property appraiser’s office. Homestead caps your assessed value increase at 3 percent per year, which protects you from large property tax jumps and helps keep your monthly payment more predictable over time.
What If You Already Own a Home at Your Current Duty Station?
If you bought a home with a VA loan at your current base, you have options. You can sell the home and restore your full entitlement before buying in Florida. You can keep the home as a rental and use your remaining entitlement to buy a new primary residence in Florida with a second VA loan. Or you can refinance your current VA loan into a conventional loan to free up your full VA entitlement for the Florida purchase.
Scott can run your entitlement numbers and help you figure out which path makes the most sense for your situation.
Why Florida Is One of the Best States for Military Homebuyers
Florida has the third-largest veteran population in the country with over 1.5 million veterans. No state income tax means your entire BAH goes further. Property tax homestead exemptions protect your home’s assessed value from large annual increases. There are additional property tax exemptions for disabled veterans. Year-round warm weather and proximity to beaches, outdoor recreation, and major military installations make it a top choice for both active-duty families and retirees.
Frequently Asked Questions
Yes. You can get fully pre-approved from your current duty station using your PCS orders, LES, and other standard documentation. Scott works with PCSing families remotely every day.
Yes. BAH is tax-free and counts as qualifying income. Lenders can gross it up by 25 percent, which increases how much home you can afford. Check your rate with our BAH Calculator.
Most VA loans close in 21 to 30 days. If you start the pre-approval process 30 to 60 days before your PCS, you can close before or shortly after arriving at your new duty station.
Yes. You can keep your current home and use remaining VA entitlement to purchase a new primary residence in Florida. You may also refinance your existing VA loan into a conventional loan to restore your full entitlement.
The VA does not set a minimum credit score. Most lenders require at least 580 to 620. TrueVet Mortgage works with veterans across a range of credit profiles.
Yes, in most cases. You can use a power of attorney to allow your spouse to sign closing documents on your behalf. This must be arranged in advance with your lender and title company.
Ready to Start Your Florida VA Loan?
If you have PCS orders to a Florida base, start your pre-approval now – do not wait until you arrive. Call Scott Carlin at 321-364-4461 or visit the Schedule a Call page to book a free consultation. Scott is the founder of TrueVet Mortgage and works directly with every client from pre-approval to closing – no call centers, no hand-offs.
Check your 2026 BAH rate for any Florida installation with our free BAH Calculator.
Visit our VA Loan FAQ for answers to common VA loan questions.