The first question from a client who was transferred to Jacksonville for naval duty was how much they could borrow with a VA loan. Recently, there have been many inquiries about this specifically in Jacksonville. This is because the Naval Air Station, Mayport Naval Base, and Blount Island Command are all located within the same county, leading many active-duty and veteran families to settle in the area each year.

The median home price in Duval County was $335,000 as of March 2026, which is a 2.8% increase from the previous year, while homes in downtown Jacksonville are trading at slightly lower prices in the $310,000 range. Among the cases I reviewed, it was most common to compare VA loans, conventional loans, and FHA loans side by side within this price range.

VA loans differ from other programs in that there is no specific loan limit for fully qualified veterans. They can proceed without a down payment or PMI, but a funding fee of between 1.25% and 3.3% of the loan amount applies. For active-duty families who frequently relocate, these conditions often reduce the burden compared to conventional loans. Additionally, VA loans can be reused after selling a previous home or requalifying, which is a practical advantage for families that move often.

Duval County is not designated as a high-cost area by the FHFA, so the 2026 conforming loan limit is the same as the national standard at $832,750, and the FHA loan limit follows the national minimum of $541,287. At this price point, both conventional and FHA loans can be accessed without worrying about exceeding limits. If a credit score is above 680 and a down payment of over 10% can be prepared, conventional loans are advantageous at the point of PMI cancellation, while FHA's 3.5% down payment remains a realistic option for those with tighter finances.

USDA loans generally do not apply in large Florida metropolitan areas like Jacksonville. If planning to reside in this area, it is more realistic to consider VA, conventional, or FHA loans.

The frequent relocations of active-duty families are also reflected in the rental market. In areas where families must leave due to transfers, it is common for them to turn their homes into rentals, attracting investors looking for rental income. However, just because rental demand is steady does not mean there is no risk of vacancies, so it is safer to consider the net yield, including management fees and insurance costs.

In some cases I reviewed, there were instances where closing costs were not calculated separately from the down payment, leading to last-minute financial planning issues. VA loans do not require a down payment, but closing costs must be prepared separately, and part of these costs can be negotiated to be covered by the seller, which is a useful point to know compared to other loans. For families facing a transfer, it is also wise to plan how flexibly the closing schedule can align with the transfer date. I have seen several cases where the choice between VA and conventional loans varied based on the timing of the transfer and resettlement plans, even for families with similar credit scores and financial capabilities. Ultimately, confirming which program applies to you is the quickest way to proceed in this area.

When narrowing down neighborhoods based on school districts preferred by Korean families, I recommend checking the assigned school for the specific address before purchasing, considering that GreatSchools ratings and school district boundaries often change. For families relocating from other states, the absence of state income tax in Florida is advantageous, but property taxes and hurricane insurance costs can be easily overlooked if judged by the standards of their previous state, so it is safe to double-check before closing.

I want to reiterate that this is not investment or legal advice, and I recommend consulting with a lending institution and real estate professionals before making any agreements.