Brevard County · Buying
Buying with a VA loan in Brevard County
The VA steps in order: eligibility, the VA appraisal and its home rules.
Free · Agents who know Brevard County · Every step in one app
You earned this benefit through your service, and using it to buy a home is exactly what it is for. Still, it is normal to feel unsure. VA loans come with their own words, like entitlement, funding fee and Certificate of Eligibility, and you may have heard stories about sellers who did not want a VA offer or appraisals that held a deal up.
Most of that worry goes away once you know the steps in order. A VA loan follows a clear path: confirm your eligibility, choose a lender that makes VA loans, plan for the funding fee, then get through the VA appraisal and your own home inspection.
Below is how each step works, what it costs, the Florida and Brevard County property tax benefits that may apply to you, and what to gather before you start.
What’s different for you
- Get your eligibility certificate. Request it at VA.gov or let your lender get it.
- Plan for the funding fee. Most first-time users with less than 5% down pay 2.15%; some veterans are exempt.
- VA appraisal and an inspection. The VA appraisal checks value and basic safety; get a home inspection too.
When you start in CloseHive from this page, your plan already includes these steps, along with the usual ones for buying in Brevard County. You always see what to do next, and your agent handles the how.
What to know
Get your Certificate of Eligibility
Your Certificate of Eligibility, or COE, shows a lender that you qualify for a VA-backed loan. You can request it online at VA.gov, ask your lender to get it through VA's system, or mail VA Form 26-1880. Veterans usually need a DD214. Active-duty members need a statement of service signed by their commander, adjutant or personnel officer.
No down payment for many buyers
VA says there is no down payment if the sales price is not more than the appraised value. There is no private mortgage insurance and no monthly mortgage insurance premium. You must plan to live in the home you buy with the loan.
Plan for the funding fee
Most VA buyers pay a one-time funding fee, a percentage of the loan. For a purchase with less than 5% down, it is 2.15% on first use and 3.3% after first use. With 5% or more down it is 1.5%, and with 10% or more down it is 1.25%.
Some veterans pay no funding fee
VA says you do not pay the funding fee if you receive VA compensation for a service-connected disability, or could receive it but get retirement or active-duty pay instead. Surviving spouses receiving Dependency and Indemnity Compensation are also exempt, as are some service members with a pre-discharge rating and active-duty members with proof of a Purple Heart on or before closing.
Seller help with costs
VA lists fewer closing costs, which may be paid by the seller. VA caps seller's concessions at no more than 4% of the home's reasonable value shown on the VA Notice of Value. Your lender explains which costs count toward that limit.
The VA appraisal checks value and basic standards
A VA appraiser sets the home's value and checks VA's minimum property requirements, such as working mechanical systems, heat, hot water and a continuing supply of drinkable water, sewage disposal, a roof that keeps out moisture and electricity. An appraisal is not a full home inspection, so get your own inspection too.
Not every lender makes VA loans
The CFPB says not all lenders take part in the VA program, and interest rates on VA loans are negotiable. Ask lenders if they offer VA loans, and compare Loan Estimates from more than one.
Brevard County property tax benefits
The Brevard County Property Appraiser lists several veteran exemptions: $5,000 for honorably discharged Florida residents with at least a 10% service-connected disability, a full exemption on a homestead for veterans who are totally and permanently disabled from service-connected causes, and a discount for some veterans 65 or older with a combat-related disability. You also apply for the regular homestead exemption by March 1.
Your options
What to gather
- Your DD214, or a statement of service if on active duty
- Your Certificate of Eligibility, or your lender's confirmation they can get it
- Your VA disability award letter, if you have one, for the funding fee exemption
- Your last two pay stubs or Leave and Earnings Statements
- Two recent bank statements
- A photo ID
- Your free credit reports from AnnualCreditReport.com
- Your move or report date, if you have orders
- Money set aside for a home inspection
- Your DD214 and VA letter again after closing, to apply for property tax exemptions
Mistakes to avoid
- Skipping the home inspection. The VA appraisal is not a full inspection. Hire your own inspector so you know the home's condition.
- Assuming every lender is the same. Not all lenders make VA loans, and rates are negotiable. Compare Loan Estimates.
- Forgetting the funding fee exemption. If you have a service-connected disability rating, make sure your lender has your award letter so the fee is not charged.
- Missing the property tax exemptions. Apply for homestead and any veteran exemptions with the Property Appraiser by March 1.
Brevard County in numbers
- The typical home in Brevard County is worth about $339,600, and 77% of homes are lived in by their owners.
- Typical rent here is about $1,556 a month, including utilities.
Free help
Questions people ask
Do VA loans need a down payment?
Often no; your lender confirms what your loan needs.
Do VA loans need a down payment?
VA says there is no down payment as long as the sales price is not more than the appraised value. You can choose to put money down to lower the funding fee or your loan amount.
How much is the VA funding fee?
For a purchase, it is 2.15% of the loan on first use with less than 5% down, 3.3% after first use, 1.5% with 5% or more down and 1.25% with 10% or more down.
Who doesn't have to pay the VA funding fee?
Veterans who receive VA compensation for a service-connected disability, surviving spouses receiving Dependency and Indemnity Compensation, and some others listed by VA, including active-duty members with proof of a Purple Heart.
How do I get my Certificate of Eligibility?
Request it online at VA.gov, ask your lender to get it through VA's system, or mail VA Form 26-1880. Mail usually takes longer.
Do I need a home inspection with a VA loan?
It is wise. The VA appraisal checks value and minimum property standards, but it is not a full home inspection.
Can the seller pay my closing costs on a VA loan?
Yes, the seller can pay some costs. VA limits seller's concessions to no more than 4% of the home's reasonable value on the VA Notice of Value.
Can I use a VA loan more than once?
Yes, the benefit can be used again; the funding fee is higher after first use unless you are exempt.
Do disabled veterans get a property tax break in Brevard County?
Yes. The Property Appraiser lists a $5,000 exemption for a 10% or higher service-connected disability, a full homestead exemption for total and permanent service-connected disability, and other benefits. Bring your DD214 and VA letter.