Tampa Bay is home to one of the largest military communities in the southeastern United States. MacDill Air Force Base sits on the southern tip of the Tampa peninsula, serving as headquarters for U.S. Central Command and U.S. Special Operations Command - which means thousands of active-duty service members, veterans, reservists, and military families call this area home. I'm Barrett Henry with REMAX Collective, and I work with VA buyers throughout Tampa Bay on a regular basis. Whether you're PCSing to MacDill, retiring from service and staying in the area, or a veteran looking to use your VA loan benefit for the first time, this guide covers everything you need to know about buying a home in Tampa Bay with a VA loan - from eligibility and funding fees to the best neighborhoods near base and Florida-specific tax benefits that put money back in your pocket.
If you're relocating to the Brandon or eastern Hillsborough County area, also check out my first-time home buyer guide for Brandon FL and the Brandon vs. Riverview vs. Valrico comparison for a closer look at those communities.
Why Tampa Bay Is Great for Veterans and Military Families
Tampa Bay consistently ranks as one of the best metro areas in the country for veterans and military families. That's not just marketing - the numbers and infrastructure back it up. Here's what makes this area work for the military community:
- MacDill Air Force Base - Located on the Interbay Peninsula in South Tampa, MacDill is home to CENTCOM, SOCOM, the 6th Air Refueling Wing, and numerous tenant units. The base provides commissary, exchange, medical, and recreational facilities for active-duty and retired military.
- James A. Haley Veterans' Hospital - One of the largest VA medical centers in the country is located right here in Tampa, offering comprehensive healthcare, specialty care, and a full range of veteran services.
- No state income tax - Florida has no state income tax, period. That includes military retirement pay, VA disability compensation, and any other income. This alone saves most military retirees thousands of dollars per year compared to states that tax retirement income.
- Veteran-friendly community - Tampa Bay has a deep military culture. Organizations like the MacDill AFB Airman & Family Readiness Center, local VFW and American Legion posts, and veteran-focused nonprofits provide a strong support network.
- Strong job market for transitioning service members - Tampa Bay's economy includes defense contractors, cybersecurity firms, healthcare, financial services, and logistics. USAA has a major presence here. Companies actively recruit veterans, and the region's growth rate means opportunities are expanding.
- Year-round outdoor lifestyle - Beaches, boating, fishing, golf, and parks. The climate supports the active lifestyle many military families prefer.
VA Loan Benefits - The Best Mortgage Product Available
I tell every eligible veteran the same thing: the VA loan is the single best mortgage product on the market. No other loan program combines zero down payment, no mortgage insurance, and below-market interest rates. If you've earned this benefit through your service, you should use it. Here's how the VA loan stacks up against FHA and conventional financing:
| Feature | VA Loan | FHA Loan | Conventional Loan |
|---|---|---|---|
| Down Payment | 0% (zero down) | 3.5% | 3%-20% |
| Mortgage Insurance / PMI | None | Upfront MIP (1.75%) + annual MIP (0.55%) for life of loan | PMI required below 20% down; drops off at 78% LTV |
| Interest Rates | Typically 0.25%-0.5% lower than conventional | Competitive, slightly higher than VA | Market rate; best rates at 740+ credit |
| Credit Score Minimum | No VA minimum (most lenders require 620+) | 580 for 3.5% down; 500 for 10% down | 620 minimum; best terms at 740+ |
| Funding Fee / Upfront Cost | VA Funding Fee (1.25%-3.3%, can be financed) | Upfront MIP of 1.75% | None (but PMI applies below 20%) |
| Loan Limits | No limit with full entitlement | $498,257 (Hillsborough County 2024) | $806,500 conforming; jumbo above |
| Seller Concessions | Up to 4% of purchase price | Up to 6% of purchase price | 3%-9% depending on down payment |
| Occupancy | Primary residence only | Primary residence only | Primary, second home, or investment |
The bottom line: if you qualify for a VA loan, it should be your default choice in almost every scenario. The absence of monthly mortgage insurance alone saves you $150-$300/month compared to FHA or conventional with less than 20% down. Over 30 years, that's tens of thousands of dollars.
VA Loan Eligibility - Who Qualifies?
VA loan eligibility is based on your military service. The Department of Veterans Affairs sets minimum active-duty service requirements that vary depending on when and how you served. Here's a breakdown:
Active-Duty Service Members
- Currently serving on active duty with at least 90 continuous days of service
- You can use your VA loan benefit while still serving - you don't need to wait until separation
Veterans (Separated from Service)
- Wartime service: 90 days of active duty during a wartime period (Gulf War era: August 2, 1990 to present)
- Peacetime service: 181 continuous days of active duty during peacetime
- Discharge requirement: Must have received an honorable discharge or general discharge under honorable conditions
National Guard and Reserve Members
- 6 years of service in the Selected Reserve or National Guard, OR
- 90 days of active-duty service under Title 10 orders (federal activation)
- Must be currently serving or have been honorably discharged
Surviving Spouses
- Un-remarried surviving spouse of a veteran who died in service or from a service-connected disability
- Surviving spouse who remarried after age 57 and after December 16, 2003
- Spouse of a service member who is MIA or a POW
If you're unsure about your eligibility, the quickest way to find out is to request your Certificate of Eligibility (COE) through the VA's eBenefits portal or have your lender pull it for you - most VA-approved lenders can do this in minutes.
VA Loan Limits and Funding Fee Breakdown
One of the most common misconceptions about VA loans is that there's a cap on how much you can borrow. That's no longer the case. As of 2020, veterans with full entitlement have no loan limit - you can borrow as much as a lender will approve you for with zero down payment. Loan limits only apply if you have reduced entitlement (for example, if you have an existing VA loan on another property).
The VA funding fee is a one-time fee charged on every VA loan. It goes directly to the VA to keep the loan program running and can be rolled into the loan amount so you don't pay it out of pocket. The fee varies based on whether it's your first VA loan use, your down payment amount, and your service category:
VA Funding Fee Table - Purchase Loans
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| 0% (zero down) | 2.15% | 3.3% |
| 5%-9.99% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
Example: On a $400,000 home with zero down on your first VA loan use, the funding fee is $400,000 x 2.15% = $8,600. That can be financed into the loan, making your total loan amount $408,600.
Who is exempt from the funding fee? You don't pay the funding fee if you:
- Receive VA disability compensation
- Are rated eligible for VA compensation but receive retirement or active-duty pay instead
- Are a surviving spouse receiving Dependency and Indemnity Compensation (DIC)
- Are a Purple Heart recipient on active duty
If you have any VA disability rating, you should absolutely confirm your funding fee exemption before closing - it can save you thousands of dollars.
Best Tampa Bay Neighborhoods Near MacDill AFB
Location matters when you're commuting to MacDill - and it matters even more if you're factoring in BAH, school quality, and long-term property value. Here are the neighborhoods I recommend most often to military buyers stationed at or near MacDill, with realistic drive times during weekday morning commutes:
| Neighborhood | Drive to MacDill AFB | Median Price Range | Best For |
|---|---|---|---|
| South Tampa | 5-15 minutes | $500,000-$900,000+ | Walkability, restaurants, closest to base |
| Brandon | 25-35 minutes | $320,000-$420,000 | Affordable family homes, good schools, value |
| Riverview | 30-40 minutes | $330,000-$430,000 | Newer construction, family communities, parks |
| Apollo Beach | 30-40 minutes | $350,000-$500,000 | Waterfront living, boating, newer homes |
| Westchase | 30-40 minutes | $450,000-$650,000 | Top-rated schools, master-planned, pools and trails |
South Tampa is the closest option and the most convenient for daily commuters, but it comes with a higher price tag. If you're an E-7 or above or an officer, BAH often supports South Tampa pricing. For E-5 and E-6 buyers who want more house for the money, Brandon and Riverview offer significantly better value with solid schools and newer inventory.
Apollo Beach is worth a look if you want waterfront access and a boating lifestyle. Westchase is the pick for families prioritizing schools - it feeds into some of the highest-rated schools in Hillsborough County.
I can help you match your BAH rate to realistic neighborhoods and price points. Just reach out and I'll run the numbers for your specific situation.
VA Loan Myths - What I Hear (and Correct) Every Week
There are persistent myths about VA loans that scare both buyers and sellers away from what is genuinely the strongest loan product available. Let me set the record straight on the ones I hear most often:
Myth #1: "Sellers Don't Want VA Offers"
This was more of an issue during the 2020-2022 frenzy when sellers had 15 cash offers on the table. In today's market, a VA offer with a pre-approval letter from a strong lender is competitive. The key is working with a lender who can close on time and communicate clearly with the listing agent. I pair my VA buyers with lenders who have excellent reputations locally, and it makes a difference. Most listing agents in Tampa Bay today have no issue with VA offers.
Myth #2: "VA Loans Are Only for First-Time Buyers"
Wrong. Your VA loan benefit is not a one-time-use program. You can use it to buy your first home, sell that home, and use the benefit again on your next purchase. You can even have two VA loans simultaneously under certain circumstances (for example, PCSing and keeping a previous home as a rental).
Myth #3: "You Can Only Use the VA Loan Once"
Your VA entitlement can be restored and reused. Once you sell a home purchased with a VA loan and pay off the mortgage, your full entitlement is restored. Even if you had a foreclosure or short sale on a prior VA loan, partial entitlement may still be available. Most veterans can use the VA loan benefit multiple times throughout their lives.
Myth #4: "VA Loans Have Prepayment Penalties"
There is no prepayment penalty on VA loans. You can make extra payments, pay off the loan early, or refinance at any time without penalty. This is actually a federal protection built into the VA loan program.
Myth #5: "The VA Appraisal Process Is a Nightmare"
VA appraisals do have minimum property requirements (MPRs) to ensure the home is safe, structurally sound, and sanitary. But this protects you as the buyer. In most cases with well-maintained homes, the VA appraisal goes smoothly. I help my buyers target homes that are likely to pass VA appraisal standards, which avoids surprises during the process.
Using BAH to Qualify for Your VA Mortgage
If you're active duty, your Basic Allowance for Housing (BAH) is one of the most powerful tools in your home-buying toolkit. Here's how it works in the context of VA lending:
- BAH counts as income - VA lenders use your BAH (tax-free) as qualifying income when calculating your debt-to-income ration. Because BAH is tax-free, its effective value is higher than the same dollar amount of taxable income.
- Tampa Bay BAH rates are solid - The 2024 BAH rate for Tampa (zip code 33621, MacDill AFB) varies by rank and dependency status. An E-6 with dependents receives approximately $2,148/month; an O-3 with dependents receives approximately $2,547/month. These rates support home purchases in the $300,000-$425,000 range depending on other debts and expenses.
- BAH can cover your full housing cost - Many of my military buyers structure their purchase so their total PITI (principal, interest, taxes, insurance) falls at or below their BAH rate. This means your housing is effectively covered by your allowance, and your base pay stays free for other expenses and savings.
- No out-of-pocket housing cost - With a VA loan (zero down, no PMI) and a home priced within your BAH range, it's realistic to have zero out-of-pocket housing expense. You're building equity instead of paying rent to a landlord.
I can run a BAH-to-mortgage comparison for your specific rank and situation. Send me your rank, dependency status, and any existing debts, and I'll show you exactly what price range keeps your housing cost within BAH.
Property Tax Benefits for Veterans in Florida
Florida offers several property tax benefits that can significantly reduce the cost of homeownership for veterans. These stack on top of the standard Florida Homestead Exemption, which already saves most homeowners $750-$1,000+ per year.
Disabled Veteran Property Tax Exemptions
- 100% total and permanent disability - Veterans with a 100% permanent and total VA disability rating (or those who are totally and permanently disabled due to service-connected conditions) are exempt from all property taxes on their primary residence. This is a complete exemption - you pay zero property taxes. On a $400,000 home in Hillsborough County, that's a savings of roughly $6,000-$8,000 per year.
- Partial disability (10%+) - Veterans with a VA disability rating of 10% or more may qualify for a $5,000 reduction in assessed value on their homestead property. The savings varies by millage rate but typically amounts to $75-$125 per year.
- Combat-disabled veterans age 65+ - Veterans who are 65 or older and have a combat-related disability may qualify for an additional discount on their homestead property tax. The discount is a percentage equal to their disability rating applied to the assessed value (up to $250,000). For example, a veteran with a 70% combat-related disability rating would receive a 70% discount on the first $250,000 of assessed value - a substantial savings.
- Surviving spouses - The surviving spouse of a veteran who died from service-connected causes may carry forward the total property tax exemption as long as they don't remarry and continue to use the property as their homestead.
How to Apply
Veteran property tax exemptions are filed through the Hillsborough County Property Appraiser's office (or the appropriate county office if you're in Pinellas or Pasco). You'll need your VA disability rating letter and proof of Florida residency. Applications are typically due by March 1 of the tax year. Don't miss this deadline - it can save you thousands.
For a full breakdown of how Florida property taxes and the Homestead Exemption work, read my complete Florida Homestead Exemption guide.
Step-by-Step: The VA Home Buying Process in Tampa Bay
The VA home buying process follows the same general flow as any financed home purchase, with a few key differences. Here's what to expect from start to finish:
Step 1: Get Your Certificate of Eligibility (COE)
Your COE confirms your VA loan eligibility and shows your available entitlement. You can request it through the VA's eBenefits portal, by mail using VA Form 26-1880, or most commonly, your lender can pull it electronically in minutes. Start here before anything else.
Step 2: Get Pre-Approved with a VA-Experienced Lender
Not all lenders handle VA loans with the same level of expertise. I recommend working with a lender who does a high volume of VA transactions and understands the nuances - things like using BAH as income, handling the funding fee, and communicating effectively with VA appraisers. Pre-approval gives you a clear budget and makes your offers competitive. I can connect you with lenders I trust.
Step 3: Find the Right Home
We'll search for homes that match your needs, budget, and commute requirements. I'll also flag any properties that may have issues with VA minimum property requirements (MPRs) before you make an offer. Common MPR issues include peeling paint on pre-1978 homes, structural deficiencies, missing handrails, and crawl space moisture problems. Knowing this upfront saves time and frustration.
Step 4: Make an Offer and Negotiate
We submit a competitive offer with your VA pre-approval. VA buyers can request up to 4% in seller concessions to cover closing costs, funding fee, and prepaid items - I negotiate this into most of my VA transactions. We'll also include standard inspection and appraisal contingencies to protect you.
Step 5: Home Inspection
The home inspection is separate from the VA appraisal. This is your chance to identify any issues with the property - roof, HVAC, plumbing, electrical, foundation, and more. If repairs are needed, we negotiate with the seller. I always recommend a thorough inspection, especially in Florida where moisture, roof condition, and insurance requirements are real concerns.
Step 6: VA Appraisal
The VA appraisal serves two purposes: it determines the home's market value (the VA won't guarantee a loan for more than the home is worth) and it confirms the property meets VA minimum property requirements. VA appraisals are ordered through the VA's appraisal management system - your lender handles this. The appraisal typically takes 7-14 business days in the Tampa Bay market. If the appraisal comes in low, we have options: negotiate a price reduction, make up the difference in cash, or in some cases, request a Reconsideration of Value (ROV).
Step 7: Final Underwriting and Clear to Close
Once the appraisal clears and all conditions are met, the lender issues a "clear to close." You'll receive your Closing Disclosure (CD) at least three business days before closing, which outlines your exact loan terms, monthly payment, and closing costs.
Step 8: Closing Day
You sign the final documents, the loan funds, and you get the keys. With a VA loan and seller concessions covering closing costs, many of my VA buyers bring very little cash to closing - sometimes under $1,000 total. The entire process from accepted offer to closing typically takes 30-45 days, though VA loans occasionally take a few extra days for appraisal scheduling.
Frequently Asked Questions - VA Home Buying in Tampa Bay
Can I use a VA loan to buy a condo in Tampa Bay?
Yes, but the condo complex must be on the VA's approved condo list. Not all condo communities are VA-approved, so we verify this before making an offer. If a complex isn't approved, the HOA can apply for approval, but that process takes time. I keep a running list of VA-approved condo communities in the Tampa Bay area and can steer you toward eligible options from the start.
How long does a VA loan take to close compared to conventional?
With a good lender, VA loans close in 30-45 days - essentially the same timeline as conventional. The main variable is the VA appraisal, which can occasionally take a few extra days to schedule. Working with a lender who submits the appraisal request immediately after contract acceptance keeps the timeline on track.
Can I buy a home in Tampa Bay while stationed elsewhere?
Yes. If you have PCS orders to MacDill or are planning to retire in Tampa Bay, you can purchase a home before you physically relocate. We can handle much of the process remotely - virtual tours, electronic signatures, and remote closings are standard. I work with PCSing families regularly and know how to keep the process moving even when you're halfway across the world.
Do I have to pay the VA funding fee out of pocket?
No. The VA funding fee can be financed into your loan amount, so you don't pay it at closing. And if you have any VA disability rating, you're exempt from the funding fee entirely. Make sure your lender verifies your exemption status before closing - I've caught missed exemptions that saved buyers thousands of dollars.
What happens to my VA loan if I PCS and need to rent out the house?
You can rent out a home purchased with a VA loan if you PCS. The VA requires that you initially occupy the home as your primary residence, but military orders are a recognized exception for vacating. You keep the VA loan in place, rent the property, and can even use your remaining entitlement to buy another home at your next duty station with a second VA loan.
What are the VA minimum property requirements that could cause issues?
The VA requires that the home be safe, structurally sound, and sanitary. Common issues in Tampa Bay include: peeling or chipping exterior paint on homes built before 1978 (lead paint concern), roofs with less than 2 years of remaining life, active termite damage, standing water or drainage problems, and missing safety features like handrails on stairs. Most of these are fixable, and we identify potential problems before making an offer.
Can my spouse's income count toward qualifying for a VA loan?
Yes. Your spouse's income can be included in the loan qualification regardless of whether they are a veteran. However, if a non-veteran spouse is on the loan, the lender may use conventional underwriting guidelines for the spouse's portion, and the zero-down benefit may be reduced depending on the lender. Most VA-savvy lenders know how to structure this optimally. It's a conversation worth having early in the pre-approval process.
Ready to Buy a Home in Tampa Bay with Your VA Loan?
I work with active-duty, veteran, and military family buyers throughout Tampa Bay. Whether you're PCSing to MacDill, retiring from service, or a veteran buying your first or fifth home, I know the VA loan process inside and out - and I'll make sure you get every benefit you've earned. Let's talk about your situation and find the right home.
- Direct: (813) 733-7907
- Email: barrett@nowtb.com
- Website: NOWtb.com
Barrett Henry | REMAX Collective | Tampa Bay FL
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