Short answer

Many Kings Bay sailors and their families live on the Florida side of the state line in Nassau County, in Yulee, Fernandina Beach, Callahan and Hilliard. A VA loan works for any of them: $0 down with full entitlement, no monthly mortgage insurance and no VA loan limit with full entitlement. North Star is licensed in Florida, so we finance Nassau County homes; Nathan can pull your Certificate of Eligibility himself, usually the same day.

Last updated October 2026. Nassau County sits between Naval Submarine Base Kings Bay to the north and Jacksonville’s Navy bases to the south, which makes it a natural home base for military families. Here’s how a VA loan works in Nassau County.

Where Military Families Buy in Nassau County

Area What VA buyers should know
Yulee and Wildlight Fast-growing area along A1A and I-95 with lots of new construction. Many communities have HOA dues and some have CDDs, which count in VA’s budget test.
Fernandina Beach and Amelia Island Coastal pricing and flood zones. Some island condos aren’t VA-approved; we check before you make an offer.
Callahan and Hilliard More land, lower prices and a rural feel. Wells, septic systems and manufactured homes are common; VA allows them when they meet its property requirements.
O’Neil and Nassauville Quiet areas between Yulee and the river; check flood zones and elevation.

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.
  • Funding fee can be financed; veterans receiving VA disability compensation are generally exempt.
  • Seller concessions up to 4% plus normal closing costs.
  • PCS-friendly. We can work with official orders when you’re relocating in.

Kings Bay, Mayport and NAS Jax Commutes

  • Naval Submarine Base Kings Bay (St. Marys, GA): Yulee and Fernandina families typically head north on I-95 or US-17. North Star finances the Florida home; we don’t lend on Georgia property.
  • Naval Station Mayport: by way of A1A and the St. Johns River Ferry, or I-95 and 9A.
  • NAS Jacksonville and Blount Island: by way of I-95 and I-295.

Flood Insurance, Wells and Septic

Much of eastern Nassau County is near marsh and tidal water, so flood insurance may be required, and lenders look at elevation. Out west, many homes have wells and septic systems; VA may require water tests or inspections. We flag these early so they don’t surprise you at closing.

Property Taxes for Veterans

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 Nassau 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 COE and reviews your entitlement.
  2. Pre-approval based on real taxes, insurance and HOA numbers for the area.
  3. Offer, VA appraisal and underwriting. We keep your agent and title company updated.
  4. Close, often in 30 days or less, depending on appraisal, title and documents.

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 Yulee if I’m stationed at Kings Bay?

Yes. Where you’re stationed doesn’t limit where you buy. If the Nassau County home will be your primary residence, a VA loan can work. North Star finances Florida homes only.

Do you lend in St. Marys or Kingsland, Georgia?

No. North Star Mortgage Network is licensed in Florida. We finance homes on the Florida side, such as Yulee, Fernandina Beach, Callahan and Hilliard.

Can I buy a manufactured home in Callahan or Hilliard with a VA loan?

Often, yes, if it’s permanently attached to land you own and meets VA’s property requirements. Program guidelines and lender overlays apply.

Is flood insurance required?

It depends on the flood zone. Many homes near the coast and marsh need it. We help you get a quote early so it’s in your payment from the start.

Can North Star get my Certificate of Eligibility?

Yes. Nathan Young can pull your COE directly from the VA portal, usually the same day.

Can I buy before I PCS to the area?

Often, yes, with official orders and a reasonable plan to occupy the home. We’ll walk you through what lenders need.

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.

Posted in blog, Mortgage Types