High-cost counties in Florida
1 county has a loan limit above the national baseline of $832,750. Every other county in Florida uses the baseline.
| County | 1 unit | 2 units | 4 units |
|---|---|---|---|
| Monroe | $990,150 | $1,267,600 | $1,904,150 |
Disabled veteran property tax in Florida
Total exemption from ad valorem taxes for a service-connected total and permanent disability.
On a $400,000 home, Florida property tax runs about $3,640 a year at the state average rate of 0.91 percent. For a veteran rated 100 percent permanent and total that entire bill goes to zero.
Two things catch people out, Florida included. The exemption is not automatic, you file with your county assessor, usually with a VA benefits summary letter showing your rating. And deadlines are local, often early in the tax year. Full detail for every state is on our property tax exemption calculator.
Residual income in Florida
Debt to income gets the attention, but residual income is what actually approves or kills a VA file. It is the money left over each month after your mortgage, every debt, income taxes, childcare and estimated home maintenance. Florida sits in the VA South region.
| Household size | Minimum left over each month |
|---|---|
| 1 person | $441 |
| 2 people | $738 |
| 3 people | $889 |
| 4 people | $1,003 |
| 5 people | $1,039 |
Add $80 for each person beyond five. If your debt to income ratio is above 41 percent, the requirement rises by 20 percent. Run yours on the residual income calculator.
Florida has no state income tax, so more of your pay is take-home. That lifts the residual income a lender calculates for you, which is the number that actually decides a VA approval.
Buying a duplex or fourplex in Florida
A VA loan can buy up to four units with zero down as long as you live in one of them, and rent from the other units counts toward qualifying at roughly 75 percent of market value. The limit rises with unit count: $832,750 for a single family, $1,066,250 for a duplex and $1,601,750 for a fourplex at baseline. See the entitlement calculator.
Frequently asked questions
What is the VA loan limit in Florida?
With full entitlement there is no VA loan limit in Florida at all. If part of your entitlement is tied up in another loan, the county conforming limit applies, starting at $832,750 for a single family home. 1 Florida counties sit above that.
Do disabled veterans pay property tax in Florida?
Florida is a full exemption state. A veteran rated 100 percent permanent and total pays no property tax at all on their primary residence. On a $400,000 home that is about $3,640 a year saved.
How much residual income do I need for a VA loan in Florida?
Florida sits in the VA South region. A family of three needs $889 left over each month after the mortgage, all debts, taxes and estimated maintenance. It rises with family size, and by 20 percent if your debt to income ratio is above 41 percent.
Can I buy a home in Florida with no money down?
Yes. A VA loan requires no down payment and charges no monthly mortgage insurance, in Florida or anywhere else. A one-time funding fee applies, waived entirely if you receive VA disability compensation at 10 percent or higher.
What is the average property tax rate in Florida?
Florida averages about 0.91 percent of home value a year, roughly $3,640 on a $400,000 home before any veteran exemption. That falls to zero for a 100 percent rated veteran.
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