PCS to Jacksonville: VA Home Buying Guide for NAS Jax, Mayport & Kings Bay
Short answer
If you have PCS orders to Jacksonville, you can often start your VA loan before you arrive, using your orders to document income and occupancy. Guidelines may change, and lender overlays may be stricter.
Ask about your actual file — no SSN, no credit pull.
Planning a PCS to Jacksonville? Whether you’re heading to NAS Jacksonville, Naval Station Mayport, or Naval Submarine Base Kings Bay, buying a home here with a VA loan is often the smartest move a military family can make. North Star Mortgage Network has been VA-approved since January 25, 2002, and we’re based right here in Jacksonville. Here’s how a PCS move to Jacksonville works on the mortgage side.
Why buying on a PCS to Jacksonville makes sense
- Three major bases, one housing market. NAS Jax sits on the Westside near Orange Park. Mayport is at the Beaches. Kings Bay is in St. Marys, Georgia, about 40 miles north, and many Kings Bay families live in Yulee and Nassau County.
- No state income tax. Florida doesn’t tax personal income.
- A strong rental market. Many military families keep their Jacksonville home as a rental after their next set of orders.
- Real VA benefits. $0 down for eligible buyers, no monthly mortgage insurance, and VA limits on certain closing costs.
How a VA purchase on PCS orders works
| Item | What to know |
|---|---|
| Documents | PCS orders, a recent LES, and your Certificate of Eligibility (we can usually pull it for you). |
| Income | Base pay, BAH, and BAS can count as qualifying income. The BAH you’ll receive at your new duty station matters. |
| Down payment | $0 down with full entitlement. No VA loan limit with full entitlement. |
| Funding fee (2026) | 2.15% for first use with less than 5% down; 3.3% for subsequent use; lower with 5% or 10% down. Exempt if you receive VA disability compensation, among other exemptions. |
| Occupancy | You must intend to live in the home, generally within 60 days of closing. If you’re deployed, a spouse can often satisfy occupancy. |
| Closing | Can often be done remotely or with a power of attorney if you’re still at your current station. |
Where military families buy near each base
- NAS Jacksonville: Westside, Ortega, Argyle, Orange Park, Fleming Island, and Middleburg.
- Naval Station Mayport: Atlantic Beach, Neptune Beach, Jacksonville Beach, and the Arlington and Intracoastal West areas.
- Kings Bay: Yulee, Fernandina Beach, and the rest of Nassau County, plus Camden County, Georgia.
Commute, flood zones, and insurance costs vary a lot between these areas. We’ll run a real payment estimate for each address you’re considering.
PCSing to Jacksonville? Get VA pre-approved before you arrive.
Send your orders and LES and we’ll tell you what you qualify for. Soft pre-qual first — no SSN needed to start.
The rate quote takes no Social Security number and no credit pull. Nathan Young, NMLS #325206 · North Star Mortgage Network, Inc. NMLS #356789 · Jacksonville, FL · Serving Florida since 2000. All loans subject to credit approval.
Steps to buy a home on a PCS to Jacksonville
- As soon as you have orders: Soft pre-qual. Confirm your entitlement and your new BAH rate.
- Before house hunting: Full VA pre-approval with your orders and LES.
- Choose an area by base: Work with a Realtor who knows military moves and can tour homes by video.
- Under contract: Inspection, VA appraisal, and a homeowners insurance quote. Ask about a wind mitigation report.
- Close and move in: Sign remotely or in person, then file for Florida homestead once Jacksonville is your permanent home.
Mistakes to avoid on a military move
- Waiting until you arrive to get pre-approved. Temporary lodging goes fast. Pre-approval lets you buy on your timeline.
- Using your old BAH rate. Qualify on the BAH for your new duty station.
- Ignoring flood zones near the water. Beaches and riverfront homes may need flood insurance.
- Assuming you can’t use VA again. If you still own a home bought with a VA loan, you may have remaining entitlement for a second VA loan.
- Paying a funding fee you don’t owe. If you have a pending disability claim, tell us early. An award before closing can make you exempt.
Tips for a smoother PCS purchase
- Ask about Florida’s property tax exemptions for veterans with a service-connected disability. A 10% or higher rating can qualify for an exemption, and a 100% permanent and total rating can exempt your homestead from property tax entirely.
- Think ahead to your next orders. A home that rents well near a base keeps your options open.
- Keep copies of your orders, LES, and DD-214 or statement of service in one place.
- Verify wiring instructions by phone before sending any money.
Example: a Navy family headed to Mayport
A sailor with PCS orders to Mayport sends us orders and a recent LES while still stationed in Virginia. We pull the Certificate of Eligibility, qualify the family using the Mayport-area BAH, and issue a VA pre-approval with $0 down. They tour homes in Atlantic Beach by video, go under contract, and close with a mobile notary before the moving truck arrives. This is an illustration only; every file is different and all loans are subject to credit approval.
Key takeaways
- You can get VA pre-approved with orders and an LES before you arrive.
- Eligible buyers with full entitlement can buy with $0 down and no VA loan limit.
- Disability compensation usually means no funding fee.
- Pick your area by base, commute, flood zone, and insurance cost.
- Florida offers property tax exemptions for qualifying disabled veterans.
PCS to Jacksonville: VA Home Buying FAQ
Can I buy a house in Jacksonville before I report for duty?
Yes. With PCS orders and an LES, you can get pre-approved and often close before you arrive. VA generally expects you to occupy the home within about 60 days.
Does BAH count as income for a VA loan?
Yes. BAH and BAS can count as qualifying income. We use the rate for your new duty station.
Is there a VA loan limit in Duval, Clay, St. Johns, or Nassau County?
Not if you have full entitlement. If part of your entitlement is tied up in another VA loan, the county conforming limit is used to figure your remaining entitlement.
Can I rent out my Jacksonville home when I get new orders?
Many families do. You must intend to live in it when you buy. After that, renting it out when orders change is common.
How long has North Star been approved for VA loans?
Since January 25, 2002. Learn more on our VA loans in Jacksonville page.
Bottom line
A PCS to Jacksonville is stressful enough. Your home loan shouldn’t add to it. Get pre-approved with your orders, choose your area with your commute in mind, and work with a local VA-approved broker who has been doing this in Jacksonville for decades. Thank you for your service — we’d be honored to help you get home.
Talk to Nathan about your PCS move
Call or text 904-880-6741, or start online.
About the author: Nathan Young is the founder of North Star Mortgage Network, Inc., an independent mortgage broker in Jacksonville, Florida, serving Florida since 2000. He works with many wholesale lenders to find the right fit for each borrower and was named 2025 NAMB Mortgage Broker of the Year. “Your Best Interest Is My Principal Concern.”
Nathan Young NMLS #325206 | North Star Mortgage Network, Inc. NMLS #356789 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | www.nsmn.com
This article is for educational purposes and is not tax, legal, or insurance advice. Mortgage programs are available for qualified borrowers; program guidelines apply; rates and terms are subject to change; all loans are subject to credit approval. Any payment or rate example is an estimate based on the information provided. FHA, VA, USDA, Fannie Mae, and Freddie Mac guidelines may change, and individual lender requirements may be stricter. Equal Housing Opportunity.
