NAS Jax · Mayport · Patrick SFB
The listing shows the seller's tax. You pay yours.
In Florida, a home's tax bill resets to what you pay the day you buy — often thousands above the number on the listing. For military buyers on BAH, that gap decides whether a house actually fits. This shows you the real number first.
The honest number
Your BAH vs. what a home actually costs
Your BAH
$2,241
per month, tax-free
Real monthly cost
$3,980
Orange Park / Oakleaf, $425K · incl. post-sale tax + insurance
Beyond your BAH
$1,739
per month from your pocket
BAH is a housing allowance, not a loan approval amount or a maximum price. These figures show how your allowance compares to a home's real monthly cost — including the actual post-sale property tax and Florida insurance — so you see the honest gap before you fall for a house. VA approval depends on residual income, credit, and total debts. Rates are 2026 DTMO figures; confirm your exact BAH on your LES.
No. 01 · Why the listing lies to you
Save Our Homes protects the seller. It resets on you.
The cap
Florida freezes a longtime owner's taxable value, capping annual growth at 3%. After years in the home, their tax bill sits far below market.
The reset
The day you close, that cap disappears. Your taxable value jumps to what you paid — and your first bill is often thousands higher than the seller's.
The gap
Zillow shows the seller's protected number. On BAH, that difference can be the line between a home that fits and one that quietly doesn't.
No. 02 · Where you're stationed
Three markets. Three sets of math.
U.S. Navy · Jacksonville, Florida
Naval Air Station Jacksonville
Westside Jacksonville, Orange Park & Clay County
View the NAS Jax market →
U.S. Navy · Atlantic Beach, Florida
Naval Station Mayport
The Jacksonville Beaches & Atlantic coast
View the NS Mayport market →
U.S. Space Force · Brevard County, Florida
Patrick Space Force Base
The Space Coast — Satellite Beach to Melbourne
View the Patrick SFB market →
No. 03 · Who you're working with
Eighteen years originating. Now on your coast.
I'm Derek Huit — a producing loan officer with Cardinal Financial and eighteen years of origination behind me. I built the military-buyer playbook working with families at JBER, Eielson, and Fort Wainwright in Alaska, where the tax-reset trap and the BAH math decide deals.
Florida runs on the same logic with a different variable — Save Our Homes instead of the Alaska freeze, hurricane insurance instead of winter systems. The tool on this page comes out of that work: show the service member the honest number first, so nobody gets surprised at closing.
Derek Huit · NMLS #203980 · Cardinal Financial NMLS #66247
The two-coast desk
Alaska → Florida
Run your number before you fall for a house.
Pull your BAH from your LES, pick a real home near your base, and see the honest monthly gap — with the post-sale tax reset and Florida insurance built in.
Start with your BAH →