A large share of Nassau County's VA buyers are stationed at Naval Submarine Base Kings Bay, about thirty minutes north across the Georgia line. They buy in Yulee and Fernandina Beach for the schools, the taxes, and the fact that Florida has no state income tax. It is one of the more deliberate housing decisions we see, and it comes with a wrinkle most lenders handle badly.
North Star Mortgage Network has been VA-approved since January 25, 2002, through the St. Petersburg Regional Office. We are licensed in Florida and we write these Kings Bay files regularly.
Working in Georgia, Buying in Florida
VA has no problem with you buying in a different state than the one you work in, as long as the home is within reasonable commuting distance of your duty station and you intend to occupy it. Yulee to Kings Bay is a routine commute and underwriters here understand that. Where files get delayed is documentation — your orders, your Leave and Earnings Statement and your Certificate of Eligibility all need to line up with the occupancy certification. We front-load that paperwork rather than discovering the gap in underwriting.
What You Get
No down payment and no monthly mortgage insurance. On a $400,000 purchase, skipping PMI alone is meaningful money back in your pocket every month compared with a low-down-payment conventional loan.
No loan limit with full entitlement. The $832,750 Nassau County figure for 2026 applies only if your entitlement is partial — typically because you have another VA loan outstanding. With full entitlement there is no ceiling.
Funding fee. 2.15% first use with nothing down in 2026, 3.3% subsequent use, 1.5% with 5% down, 1.25% with 10% down. Financeable. Waived entirely for veterans receiving compensation for a service-connected disability, Purple Heart recipients on active duty, and eligible surviving spouses.
Two Nassau County Specifics
New construction in Yulee. A lot of what is selling here is builder inventory. Builders frequently offer incentives tied to using their preferred lender — run those numbers honestly before you accept. A rate buydown that looks generous can be priced into the purchase, and on a VA loan you are already getting the strongest financing terms available. We will compare it against what we can do, side by side, with no pressure either way.
CDD fees. Several Nassau County developments carry Community Development District assessments on top of taxes and HOA. Those count in your qualifying ratios. Make sure whoever pre-approves you has included them, because finding out later means requalifying.
Refinancing
The VA streamline (IRRRL) carries a 0.5% funding fee, generally requires no appraisal and no new income documentation. Fixed-to-fixed needs a 0.50% rate improvement; fixed into an ARM needs 2.00%. If you need to pull cash out instead, that is a fully underwritten loan at 2.15% first use or 3.30% subsequent use.
See today's rates, our Florida VA loan guide, or our pages for Yulee, Fernandina Beach and St. Johns County.
All figures are estimates based on information provided and are not a commitment to lend. All loans subject to credit approval. North Star Mortgage Network, Inc., Company NMLS #356789 · Nathan Young NMLS #325206 · 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 · 904-880-6741. Equal Housing Lender.
VA Loan Questions from Nassau County Buyers
I am stationed at Kings Bay in Georgia. Can I use my VA loan to buy in Florida?
Yes. VA requires that the home be within reasonable commuting distance of your duty station and that you intend to occupy it. Yulee and Fernandina Beach are routine commutes to Kings Bay and this is a well-established pattern. We handle these files regularly.
Do CDD fees affect what I qualify for in Yulee?
Yes. Community Development District assessments are counted in your debt-to-income ratio alongside taxes, insurance and HOA dues. Several Nassau County communities carry them. Any pre-approval that leaves them out will overstate your buying power.
The builder is offering an incentive if I use their lender. Should I?
Compare the full picture before deciding. Builder incentives are often priced into the purchase, and a VA loan already carries the strongest terms available to you. We will run our numbers against theirs side by side so you can see the actual difference over the time you expect to own the home.
Is there a VA loan limit in Nassau County?
Not with full entitlement. The 2026 Nassau County figure of $832,750 applies only to buyers with partial entitlement, generally those with another VA loan outstanding. Duval, Clay, St. Johns and Nassau all sit at that same baseline.
