The move, sequenced

PCSing to Florida.

A buyer's timeline built around the two things that surprise military families here: the tax reset and the insurance. Do these in order and nothing at closing catches you off guard.

Step 01

Before you get orders

Pull your BAH for the destination MHA and run a few real homes through the tool. Knowing your honest monthly gap before you house-hunt keeps you from anchoring on listings you can't comfortably carry.

Step 02

Orders in hand

Get pre-approved early. With a VA pre-approval and a 21–25 day close, you're competitive even in a market where sellers are cautious about VA offers — a myth that's outdated near NAS Jax, Mayport, and Patrick.

Step 03

House hunting

For every home, check the real number: the post-sale tax reset plus Florida insurance, not the seller's protected tax line. The tool does this by address so you compare honestly, not by list price.

Step 04

Under contract

VA appraisal confirms value and minimum property requirements. Older Florida homes can flag roof age, termite, or wind-mitigation issues — expect them and negotiate rather than panic.

Step 05

After closing

File your homestead exemption by March 1 to lock in the Save Our Homes cap going forward — it starts protecting you the way it protected the seller you just bought from.