The VA Home Buying Process in Hillsborough County, Step by Step

Last updated: October 2026

I'm Barrett Henry — a Military Relocation Professional (MRP) and Broker Associate with REMAX Collective, and the son of a U.S. Air Force veteran. With 23+ years of real estate experience, I walk veteran and active-duty buyers through this process in Hillsborough County every month. The steps below are the actual order things happen on a Florida contract, not a generic national checklist. For the official program overview, see the U.S. Department of Veterans Affairs.

What Does the VA Home Buying Timeline Look Like at a Glance?

Want the stage-by-stage day counts and what causes delays? See the full VA loan timeline breakdown.

Step 1: How Do You Get Pre-Approved and Pull Your COE?

Your lender pulls your Certificate of Eligibility (COE) electronically in most cases and reviews your income, credit, and debts.

Have ready:

• DD-214 (veterans) or statement of service (active duty)
• Last 2 years of W-2s and tax returns
• Last 30 days of pay stubs (both spouses if both are on the loan)
• Last 2 months of bank statements, all pages
• Photo ID for both buyers
• VA disability award letter, if you have one — this can waive the VA funding fee

Buying with your spouse: Your spouse can be on the loan with you. If both incomes are used, both go through the same review, which means both of you submit the full document list above.

Working through the document list for the first time? Use the VA pre-approval checklist and our list of preferred VA lenders.

Step 2: Why Do You Sign a Buyer Agreement Before Touring?

Since 2024, buyers sign a written agreement with their agent before touring homes. It spells out what I do for you and how I am paid. In most VA purchases, I negotiate my fee from the seller as part of your offer. Your agreement explains exactly how it works, and I walk you through it line by line before you sign anything.

Step 3: How Do You Shop Smart for a VA Loan?

Every home must pass the VA's Minimum Property Requirements (MPRs). I screen homes for likely VA issues before you fall in love with one.

Common VA flags:

• Roof near the end of its life or actively leaking
• Peeling or chipping paint on homes built before 1978
• Active wood rot or termite activity
• Missing handrails, broken windows, or unsafe electrical
• Utilities that are off or systems that do not work

Hillsborough-specific things to check on every home:

• Flood zone. If the home is in a high risk flood zone, flood insurance is required by your lender.
• Insurance cost. Roof age and wind mitigation features drive Florida insurance premiums. Get a quote before you write an offer.
• CDD fees. Many newer communities in Riverview, Brandon, Wimauma, and Apollo Beach have Community Development District fees on the tax bill. They can add hundreds per month.
• HOA rules and fees. Ask for the budget and the rules early.
• Condos and townhomes. Condo projects must be VA approved. I check this before you tour.

Step 4: What Goes Into Your Offer?

I write your offer on the Florida contract with the FHA/VA financing addendum, which includes the VA Escape Clause. That clause means you can walk away with your deposit if the home appraises below the price and you choose not to cover the difference.

What gets negotiated:

• Price and closing date
• Seller concessions toward your closing costs and prepaids. The VA caps certain concessions at 4% of the home's value; normal closing costs a seller pays do not count toward that cap.
• Buyer agent fee paid by the seller
• Repairs, home warranty, and items that stay with the house

Step 5: What Happens Under Contract (Days 1 to 15)?

Day 1 to 3: Escrow deposit. Wire or deliver your deposit to the title company. This is not an extra cost. It is credited back to you at closing.

Day 1 to 5: Loan application. Finish your full application with your lender and send every document they request the same day.

Day 1 to 15: Inspections. Typical package in Hillsborough County:

• General home inspection: about $350 to $550
• Wind mitigation report (lowers insurance): often bundled, about $75 to $150
• 4-point inspection (needed by insurers on older homes): often bundled
• WDO (termite) inspection: about $75 to $150, commonly required on VA loans in Florida
• Optional: pool, septic, sewer scope, mold

I review the reports with you and negotiate repairs or credits, or we exit the deal inside the inspection period if the house turns out to be the wrong one.

Step 6: How Does the VA Appraisal Work (Days 7 to 21)?

The VA assigns an independent appraiser. You do not pick them. The appraiser confirms value and checks the VA Minimum Property Requirements. The full mechanics are covered in our VA appraisal process guide.

• Fee: Set by the VA for the area, usually paid to your lender up front.
• Tidewater notice: If the value is trending low, the appraiser gives me a chance to send comparable sales before the report is final.
• If repairs are required: The seller usually completes them before closing, and the appraiser or lender confirms they are done.
• If it comes in low: I renegotiate the price, you cover the gap, or you exit with your deposit under the VA Escape Clause.

Step 7: What Happens With Insurance, Title, and Clear to Close (Days 15 to 40)?

• Homeowners insurance: Bind your policy and send it to the lender. The first year is paid at or before closing. Add flood insurance if required.
• Title:The title company searches for liens and issues title insurance. In Hillsborough County, the seller customarily pays for the owner's title policy, but this is negotiable.
• Underwriting: Answer every lender request within 24 hours. Delays here are the number one reason closings move.
• Closing Disclosure: You receive it at least 3 business days before closing. Compare it to your Loan Estimate and call your lender with questions.
• Clear to close: The lender confirms everything is approved. Now you schedule the final walkthrough.

Step 8: What Happens at the Final Walkthrough and on Closing Day?

Final walkthrough (24 to 48 hours before closing):

• Agreed repairs are complete, with receipts
• Appliances, AC, plumbing, and lights work
• Nothing is damaged from the seller's move
• Items that were supposed to stay are still there

Bring to closing:

• Government photo ID for both buyers
• Any remaining cash to close, sent by verified wire or cashier's check (confirm with title first)

You sign, the loan funds, and you get the keys.

What Does It Cost a First-Time VA Buyer?

Total closing costs typically run 2% to 4% of the price. Seller concessions can cover much or all of it. Ask your lender for a written Loan Estimate, and see our detailed VA loan closing costs breakdown for line-by-line numbers.

What Should You Do After You Close?

1. File your homestead exemption with the Hillsborough County Property Appraiser. You must own and live in the home on January 1, and the deadline is March 1. It can take up to $50,000 off your assessed value and caps future increases under Save Our Homes.
2. File for veteran exemptions at the same time if you have a VA disability rating. Florida offers an additional $5,000 exemption for veterans with a service-connected disability of 10% or more, and a full exemption for veterans rated 100% permanent and total. See our Florida homestead exemption guide for veterans.
3. Watch for your first escrow analysis in 12 months. Taxes on a newly purchased home are reassessed, so your payment may change.
4. Keep your closing folder — Closing Disclosure, deed, title policy, inspection reports, warranty — in one place.

Florida First-Time VA Buyer Checklist

Barrett Henry, MRP

Broker Associate, REMAX Collective

23+ years of real estate experience helping Tampa Bay veterans navigate VA home loans.

Learn more about Barrett →

Educational only, not financial, tax, or legal advice. Confirm loan terms with your lender and exemptions with the Hillsborough County Property Appraiser.

Last updated: October 2026 · Content reviewed for accuracy