Quick answer: A VA loan lets an eligible veteran or service member buy a home in Palm Coast or anywhere in Flagler County with no down payment and no monthly mortgage insurance, as long as the price isn’t above the appraised value. With full entitlement, VA sets no loan limit; your income and the appraisal decide. Veterans receiving VA disability compensation don’t pay the VA funding fee.
Last updated October 29, 2026 · Written by Garrett Decker, Florida Broker Associate BK 3466920 and Mortgage Loan Originator NMLS 2567934
I spent 8½ years in the Marine Corps, with two overseas deployments, before I ever sold a house. Today I’m a Realtor® and a licensed loan originator, and I work with military families here in Flagler County. When a veteran asks me about the VA loan, this is what I tell them, in plain language.
Who qualifies for a VA loan?
You need three things. First, a Certificate of Eligibility (COE), which confirms your service qualifies you. Second, you have to meet the lender’s credit and income standards. Third, you have to plan to live in the home. The COE confirms your service eligibility only. Your lender still reviews your income, assets and credit, so the COE is the start of the process, not the finish line.
Do I really need $0 down?
Yes. A VA loan requires no down payment as long as the sales price isn’t higher than the appraised value. With full entitlement, VA says you don’t have a loan limit, as long as you can afford the loan and the appraisal supports the price. Your lender still sets its own standards. If you’ve already used part of your entitlement (for example, you still own a home with a VA loan), the county loan limit comes into play. That limit is $832,750 in most counties for 2026, including Flagler (Federal Housing Finance Agency, announced November 25, 2025), and your lender may ask for a down payment above it. You can always put money down if you want to. A down payment lowers your funding fee and your loan amount.
Is there mortgage insurance on a VA loan?
No. VA loans don’t require private mortgage insurance (PMI) or a mortgage insurance premium. On a conventional loan with less than 20% down, PMI is a monthly cost. On a VA loan it isn’t there at all.
What is the VA funding fee, and who doesn’t pay it?
The funding fee is a one-time charge that helps keep the program running. It’s usually rolled into the loan. For a purchase loan, VA’s published rates are:
| Down payment | First use | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% or more | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
You don’t pay the funding fee at all if you:
- Receive VA compensation for a service-connected disability
- Are eligible for that compensation but receive retirement or active-duty pay instead
- Are a surviving spouse receiving Dependency and Indemnity Compensation (DIC)
- Are a service member with a proposed or memorandum rating, issued before closing, showing you’re eligible for compensation
- Are on active duty and provide proof of a Purple Heart on or before closing
If you have a disability claim pending, tell your lender early. VA says a refund may be available if compensation is later awarded with an effective date before your closing.
Can the seller pay my closing costs?
Yes. VA allows sellers or builders to credit some or all of your normal closing costs. Separately, VA limits “seller concessions” to 4% of the home’s reasonable value. Concessions are extras, like paying your funding fee or paying off a debt for you. Whether a seller agrees is part of the negotiation. That’s where having an agent who knows how to structure a VA offer matters.
What property tax breaks do Florida veterans get?
Florida offers several on top of the regular homestead exemption. You apply for them with your county property appraiser. In Flagler County, that’s the Flagler County Property Appraiser.
- 10% or more disability: a $5,000 reduction in assessed value for an honorably discharged Florida resident (s. 196.24, F.S.)
- Total and permanent service-connected disability: a full exemption from property taxes on your homestead (s. 196.081, F.S.)
- Age 65 or older with a combat-related disability: a discount on homestead taxes equal to your VA disability percentage
- Deployed service members: a partial exemption based on time deployed on a qualifying operation the previous year (s. 196.173, F.S.)
Homestead applications are generally due March 1 for that tax year. Your eligibility is decided by the property appraiser, not by me. For how any of this affects your own taxes, talk to a tax professional.
What makes a VA offer strong in Palm Coast?
Preparation. A full pre-approval (not just a quick pre-qualification), your COE in hand, your documents ready, and a realistic timeline. VA loans are backed by a VA guaranty to the lender. A well-prepared VA buyer competes just like any other buyer. The VA appraisal also includes minimum property requirements, so I look at a house with those in mind before we write the offer, not after.
Frequently asked questions
Can I use my VA loan more than once?
Yes. The benefit can be used again. If you’ve used it before, the funding fee is higher on a low-down-payment loan (3.3% vs. 2.15%), unless you’re exempt. How much entitlement you have left depends on whether your earlier VA loan is paid off.
Can I buy a vacation home or rental with a VA loan?
No. A VA purchase loan requires that you plan to live in the home as your primary residence.
Does a VA loan have a maximum price?
Not from VA, if you have full entitlement. Your income, the appraisal and your lender’s standards decide. If you have reduced entitlement, the 2026 county limit of $832,750 affects how much you can borrow without a down payment.
What interest rate will I get?
I won’t quote a rate in an article. It would be out of date by the time you read it. Rates depend on the day, your credit and the loan. Call me and we’ll look at real numbers for your situation.
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. 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. You can also browse our military services page.
Sources: U.S. Department of Veterans Affairs, “VA funding fee and closing costs,” “Purchase loan” and “VA home loan limits” (va.gov); Federal Housing Finance Agency, “FHFA Announces Conforming Loan Limit Values for 2026” (Nov. 25, 2025); Florida Department of Revenue, PT-109 “Property Tax Exemptions for Veterans”; Florida Statutes ss. 196.24, 196.081, 196.173. 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.
