Short answer

Yes, you can use a VA loan almost anywhere in St. Johns County, from downtown St. Augustine to Nocatee, Ponte Vedra and World Golf Village. With full entitlement there’s no VA loan limit and no down payment, and there’s no monthly mortgage insurance. The two things that trip up St. Johns buyers are CDD fees and flood insurance, because both count in VA’s budget test. North Star’s Nathan Young can pull your Certificate of Eligibility himself, usually the same day.

Last updated October 2026. St. Johns County is one of the most popular places in Northeast Florida for military families and veterans, and also one of the priciest. Here’s how a VA loan works here, town by town, from a Jacksonville mortgage broker serving Florida since 2000.

Where Veterans Are Buying in St. Johns County

Area What VA buyers should know
St. Augustine and Vilano Beach Older homes and historic districts; ask early about flood zones, elevation certificates and wind mitigation. Some downtown condos aren’t VA-approved.
Nocatee Newer construction with CDD fees and HOA dues, which count in VA’s residual-income test. Commute to NAS Jacksonville or Mayport by way of 9B, I-295 or J. Turner Butler.
Ponte Vedra and Ponte Vedra Beach Higher prices; with full entitlement there’s still no VA loan limit, but you need the income to support the payment.
World Golf Village, SilverLeaf, Shearwater, TrailMark Master-planned communities along I-95 and SR-16, often with CDDs. New-construction builders usually accept VA.
Julington Creek, Fruit Cove, RiverTown Popular with NAS Jax families for the commute up I-295 and the Shands Bridge area. Mix of resale and new construction.
Palencia, Beachwalk, St. Augustine Shores A range of price points; check HOA and CDD figures before you write an offer.

VA Loan Basics in 2026

  • $0 down with full entitlement, and no VA loan limit when your entitlement is fully available.
  • No monthly mortgage insurance.
  • VA funding fee can be financed; veterans receiving VA disability compensation are generally exempt.
  • Seller concessions up to 4% of the price, plus normal closing costs, can help cover your cash to close.
  • VA appraisal checks value and minimum property requirements (safe, sound and sanitary).
  • Residual income must meet VA’s table for the South region and your family size.

CDD Fees, HOA Dues and Flood Insurance

Many St. Johns County neighborhoods have a Community Development District (CDD) assessment on the property tax bill, plus HOA dues. VA counts both when it measures your residual income, so a $350,000 home with a big CDD can qualify differently from a $375,000 home without one. We check the actual CDD and HOA figures before you make an offer. Read: How CDD fees affect your mortgage payment.

Closer to the coast and the Matanzas and Tolomato rivers, lenders may require flood insurance. We’ll help you get a quote early so the payment you see is the payment you’ll have.

Commuting to the Bases

  • NAS Jacksonville: most St. Johns families commute up I-295 or US-1/I-95; Julington Creek, Fruit Cove and RiverTown are the shortest drives.
  • Naval Station Mayport: Nocatee and Ponte Vedra families typically use 9B, J. Turner Butler or A1A.
  • Blount Island Command: reached by way of I-295 East Beltway or 9A.
  • Camp Blanding: by way of SR-16 west through Green Cove Springs. See VA loans in Clay County and Camp Blanding.

Property Taxes for Veterans in St. Johns County

Florida offers property tax exemptions for veterans with service-connected disabilities, and a full exemption for veterans rated 100% permanently and totally disabled. Apply with the St. Johns County Property Appraiser after you close. Read: Florida property tax exemptions for disabled veterans.

How It Works With North Star

  1. Call or text. Nathan pulls your Certificate of Eligibility and reviews your entitlement.
  2. Pre-approval. We check income, credit and residual income, including realistic CDD, HOA and insurance numbers for the neighborhoods you like.
  3. Shop and write an offer. Your agent gets a pre-approval letter they can count on.
  4. VA appraisal, underwriting and closing. We keep you, your agent and the title company updated until the keys are in your hand.

Why Work With North Star

  • Independent broker since 2000. North Star Mortgage Network has served Florida borrowers for 25+ years. You can verify our license on NMLS Consumer Access (company NMLS #356789).
  • Nathan pulls your COE himself. Nathan has direct access to the VA portal and can usually pull your Certificate of Eligibility the same day you call, so you know your entitlement before you shop.
  • Many wholesale lenders, one application. We compare options side by side instead of selling you one bank’s menu.
  • Free second look at your Loan Estimate. Already have an offer from another lender? Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
  • Built to close on time. We regularly close purchase loans in 30 days or less. Timing depends on the appraisal, title, underwriting and how quickly documents come in, so we can’t guarantee a date, but you’ll get a realistic timeline up front and updates along the way.
  • Recognized by our industry. 2025 NAMB Mortgage Broker of the Year and 2026 NAMB Influencer of the Year, with hundreds of 5-star Google reviews.
  • You talk to Nathan. Not a call center, and not a different person every week.

Related Guides

Common Questions

Can I use a VA loan in Nocatee or Ponte Vedra?

Yes. VA loans work in Nocatee, Ponte Vedra and the rest of St. Johns County for an eligible veteran, service member or surviving spouse buying a primary residence. CDD fees and HOA dues count in VA’s residual-income test, so we factor them in up front.

Is there a VA loan limit in St. Johns County in 2026?

Not if you have full entitlement. If part of your entitlement is tied up in another VA loan, a limit applies to the remaining entitlement, and we can calculate it for you. VA guidelines may change.

Do CDD fees affect VA loan approval?

Yes. The CDD assessment is part of your property tax bill, and VA counts it along with HOA dues when it measures your residual income and debt ratio.

Can North Star get my Certificate of Eligibility?

Yes. Nathan Young has direct access to the VA portal and can usually pull your COE the same day, so you know your entitlement before you shop.

Can I buy a condo in St. Augustine with a VA loan?

Only if the condo project is VA-approved, or can be approved. We’ll check the project before you make an offer.

How fast can a VA loan close?

We regularly close purchase loans in 30 days or less, depending on the appraisal, title, underwriting and documents. We can’t guarantee a date, but we’ll give you a realistic timeline up front.

Talk to North Star

Call or text 904-880-6741, request a quote, or apply online. Already have a Loan Estimate? Email it to nathan@nsmn.com for a free second look.

North Star Mortgage Network, Inc. | Company NMLS #356789 | Nathan Young NMLS #325206 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | nathan@nsmn.com | Equal Housing Opportunity. VA loans are guaranteed by the U.S. Department of Veterans Affairs; North Star is not acting on behalf of or at the direction of the VA. VA guidelines may change; lender overlays may be stricter. A VA funding fee applies unless exempt. Rates, payments and terms are estimates based on the information provided and are subject to change. All loans subject to credit approval. Available for qualified borrowers; program guidelines apply. This is not a commitment to lend.

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