Quick answer: If you have PCS orders to NAS Jacksonville or Naval Station Mayport and want to buy, start 60–90 days out if you can. Get your VA Certificate of Eligibility and a full pre-approval first. Pick your area by commute and budget, not by a list of “best neighborhoods.” Plan to tour virtually, and check flood zones, insurance and HOA rules before you write an offer. Once you’re in, file for Florida’s homestead exemption by March 1.

Last updated October 29, 2026 · Written by Garrett Decker, Florida Broker Associate BK 3466920 and Mortgage Loan Originator NMLS 2567934

I’m a Marine veteran, so I know how fast a set of orders can turn your life upside down. Northeast Florida has several installations, including NAS Jacksonville on the Westside and Naval Station Mayport near the beaches. Here’s the game plan I’d walk you through.

Should I buy or live on base?

It depends on your timeline and your numbers, and both choices can be the right one. Living on base is simple. There’s no market risk and nothing to manage if you get short-notice orders. Buying builds equity and lets you choose your space, but you take on the costs of owning: insurance, maintenance and eventually selling or renting it out. I’ll help you run the math both ways before you decide. I’d rather you make the right call than buy a house.

When should I start?

As soon as you have orders. A realistic order of steps:

  1. Get your Certificate of Eligibility (COE). It confirms your service eligibility for a VA loan.
  2. Get fully pre-approved. Not just pre-qualified. Your lender reviews income, assets and credit. Use your Leave and Earnings Statement and your orders.
  3. Check your Basic Allowance for Housing. Look up your rate for your duty station on the Defense Travel Management Office BAH calculator. Your BAH is a budgeting tool, not a ceiling, but it’s where most families start.
  4. Narrow your area by commute and budget. Drive time to the gate at rush hour matters more than the miles on a map.
  5. Tour virtually, then visit if you can. Live video tours work well for families who aren’t here yet.
  6. Write a strong offer. Pre-approval, COE and documents ready.
  7. Inspection, appraisal, and closing. Ask your title company early about remote closing options.

Where should I look?

I won’t hand you a list of “best neighborhoods for families.” That’s not how you should pick a home, and it’s not my place to decide for you. Tell me what matters to you and I’ll show you the facts for each area:

  • Commute time to your gate at the hours you’ll actually drive it
  • Price range and how much is for sale right now
  • Schools by name and their published Florida Department of Education grades (FloridaSchoolGrades.fldoe.org)
  • Flood zone and what that means for insurance
  • HOA rules and fees, including rules on rentals if you might rent it out after your next PCS
  • Days on market, so you know how fast you’ll need to move

Questions about whether an area is safe deserve a real answer from the right source. I’m the source of the source: drive the area during the day and at night, on a weekday and a weekend. Then call the local sheriff’s office or police department and ask what’s going on there.

What’s different about buying in Florida?

  • Insurance comes first. Get homeowners and flood insurance quotes before your inspection period ends. Coverage and cost vary a lot by home age, roof and flood zone.
  • Homestead exemption. If the home is your primary residence on January 1, apply with the county property appraiser, generally by March 1. In Duval County that’s the Duval County Property Appraiser. Florida also offers added exemptions for qualifying disabled veterans and deployed service members.
  • No state income tax. Florida doesn’t have one. For how that affects your situation, talk to a tax professional.
  • Condos need extra homework. Florida’s condo safety laws (milestone inspections and reserve funding) can affect assessments. Read the association documents carefully.

Frequently asked questions

Can I buy a house before I arrive?

Yes. Many military buyers tour by video, sign electronically and close remotely. You’ll want someone you trust on the ground for the inspection. Ask me how I handle that for out-of-town buyers.

Do I need a down payment with a VA loan?

No, not with full entitlement, as long as the price isn’t above the appraised value. VA sets no loan limit for full entitlement. If you’ve used part of your benefit, the 2026 county limit ($832,750 in most counties, including Duval) affects how much you can borrow with nothing down. There’s no monthly mortgage insurance either. My military services page has more on how VA loans work.

Can I rent out my house when I PCS again?

Often, yes. A VA loan requires that you plan to live in the home when you buy it. What happens after your next orders depends on your loan, your HOA’s rental rules and your plans. Check the HOA’s rental restrictions before you buy, not after.

How much house can my BAH buy?

There’s no single answer. Your payment depends on the current rate, taxes, insurance and HOA fees, and those change by house and by day. I won’t put a rate in an article. Call me and we’ll build the plan on a real payment.

Next step

I’m licensed for both the house and the loan, so I can coordinate both sides of your purchase from one point of contact, from your first call to the keys. Using FLO Mortgage is optional; you’re welcome to use any lender you like. Call or text me at 386.449.9248, or book a time at calendly.com/deckergroup. For more on the loan itself, read VA loans in Palm Coast and Flagler County.

Sources: U.S. Department of Veterans Affairs, “Purchase loan” and “VA home loan limits” (va.gov); Federal Housing Finance Agency, 2026 conforming loan limits (Nov. 25, 2025); Defense Travel Management Office, BAH rate lookup (travel.dod.mil); Florida Department of Revenue, PT-109 “Property Tax Exemptions for Veterans”; City of Jacksonville / Duval County Property Appraiser, disabled veterans exemptions. All checked October 29, 2026.

Garrett Decker, Licensed Florida Real Estate Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage. The Decker Group Brokered by Navy To Navy Homes, License CQ1038170. Use of FLO Mortgage is optional and is not a condition of real estate representation. Equal Housing Opportunity. Equal Housing Lender.

Not a commitment to lend. All loans subject to credit approval, income and asset verification, and property appraisal. Rates and terms subject to change without notice.