Yes, veterans and active-duty service members buying in Northeast Florida may have an edge right now. With more homes on the market and more room to negotiate, VA loan benefits like no down payment and no monthly mortgage insurance can go even further. Many of the old concerns about VA loans are also outdated.
In St. Johns County and St. Augustine, buyers are finding more choices than they had a few years ago. That matters for the many military families who call this area home or are looking to relocate here. As a REALTOR® who works with buyers across Northeast Florida, I’ve seen how much confidence can change when veterans understand what their benefit really does.
What VA Loans Offer Buyers
Nearly 4 million service members and veterans currently have an active VA home loan. According to the Department of Veterans Affairs, more than 343,000 homes were purchased with VA loan benefits in its most recent reported fiscal year. VA loan usage has also grown for two years in a row.
For eligible borrowers, a VA loan can make buying more affordable in several ways:
- No down payment required for many eligible borrowers.
- No monthly mortgage insurance, even with no money down.
- Competitive mortgage rates that can help lower your monthly payment.
VA Loan Myths vs. Reality
A few years ago, homes drew multiple offers, and VA buyers sometimes struggled to get accepted. A 2021 survey from the National Association of Realtors found that 89% of sellers were likely to accept an offer from a buyer using a conventional loan. Only 30% were likely to accept one from a buyer using an FHA or VA loan.
Many sellers worried that VA financing would take longer, be harder to close, or cost them more. A white paper from Vetted VA, based on 2025 mortgage data, shows those worries don’t match reality:
- Myth: VA loans get denied more often. Only 8.2% of VA purchase applications were denied. That compares with 15.0% for conventional loans, 12.8% for FHA loans, and 12.5% for USDA loans.
- Myth: VA financing is less reliable. Of the VA applications that reached underwriting, 90% made it to closing. For conventional loans, the figure was 81%.
- Myth: VA appraisals take longer. VA appraisals typically take 7–10 business days, similar to conventional and FHA loans.
- Myth: Sellers must pay all the closing costs. VA buyers can pay many standard closing costs themselves. Buyers and sellers can also negotiate which eligible costs the seller covers.
Why Veteran Buyers Have More Leverage Right Now
With more homes for sale and fewer buyers competing in many areas, sellers may be more open to different types of financing. Getting your offer accepted is only the beginning of the opportunity.
Depending on the home and the neighborhood, you may be able to negotiate a lower price, ask for repairs, or request help with closing costs. VA guidelines allow sellers to cover the buyer’s normal closing costs, plus concessions of up to 4% of the home’s value.
Put those pieces together. You could buy with no down payment, skip monthly mortgage insurance, and ask the seller to help with other costs. That could leave thousands of dollars in your savings, which gives you more breathing room after you get the keys.
Frequently Asked Questions
Can I really buy a home in St. Augustine with no down payment using a VA loan?
Many eligible veterans and service members can. A VA-approved lender will confirm your eligibility and what you qualify for.
Will a seller turn down my offer because I’m using a VA loan?
It’s less likely than it used to be. VA loans have the lowest denial rate of any major loan type, and with more homes available, many sellers are open to VA offers.
Who pays the closing costs on a VA loan?
You can pay many standard closing costs yourself, or you can negotiate for the seller to cover eligible costs. VA guidelines allow seller concessions of up to 4% of the home’s value.
Bottom Line
If you’re active duty, you’ve served, or you know someone who has, start by talking with a local agent and a trusted VA-approved lender. Your VA loan benefit and the current housing market could be a powerful combination.
If you are considering buying or selling in Northeast Florida, contact Danielle Fraser, P.A. | Berkshire Hathaway HomeServices Florida Network Realty.
Call or text 904-907-4559 , email danielle@