Military & VA Home Buyers

Before real estate I spent 12 years with Flagler Beach Ocean Rescue, 8 with Bradford County Fire Rescue and 2 with Union County EMS, so I know what it's like to buy a home around a schedule that isn't yours. Here's how I handle VA purchases and military moves in Palm Coast and Flagler County.

Using your VA loan here

A VA loan means no down payment, no monthly mortgage insurance and competitive rates, and it works on most single-family homes and townhomes in Flagler County. Two things to plan for: condos have to be in a VA-approved project, and the VA appraisal checks minimum property requirements such as a sound roof, working systems, safe water and no peeling paint on older homes. I screen homes for those issues before we write an offer, and on new construction I make sure the builder's contract works with VA financing. Sellers can pay your closing costs and up to 4 percent of the price in concessions, including the funding fee, and I negotiate for that on most VA purchases.

Florida's veteran property tax exemptions

On top of the standard homestead exemption (up to $51,411 in 2026), Florida gives veterans with a service-connected disability of 10 percent or more an extra $5,000 exemption, and veterans who are permanently and totally disabled from service-connected causes a full exemption from property taxes. There are additional exemptions for service members deployed in the prior year and for surviving spouses. The Flagler County Property Appraiser processes all of them, and I'll point you to the right forms after closing.

Where military families buy

NAS Jacksonville is about an hour and 15 minutes north on I-95 and Naval Station Mayport about an hour and a half, so Palm Coast works for families who want the beach-town lifestyle and more house than the Jacksonville beaches for the money. The B Section near Belle Terre Elementary and Indian Trails Middle, the newer R and S Sections, and the builder communities along State Road 100 are where most of my military buyers look. St. Augustine and St. Johns County are closer to the bases, and I work there too. Resale is part of the plan for every PCS buyer, so I steer you toward homes and neighborhoods that sell easily.

Buying on a PCS timeline

Most military purchases here happen in one of two ways: a single house-hunting trip where we see everything in two days and write an offer before you fly back, or a fully remote purchase with live video tours, electronic signatures and a closing by mobile notary. I attend the inspection and the final walk-through for you. If you're selling a home at your last duty station, I can coordinate with your agent there so the closings line up.

Selling when orders come

If you own here and get orders, I'll give you a free valuation and a net sheet within a day, and my marketing gets the home in front of buyers fast. If renting it out is the better move, I'll tell you that too.

Tell me your report date and what you need in a home, and I'll build the plan around it. Book a consultation or call or text (386) 627-3612. Thank you for your service.