Florida Disabled Veteran Property Tax Exemptions in 2026
Does Florida Exempt Disabled Veterans From Property Tax?
Florida grants a full property tax exemption to Veterans whose VA letter confirms a service-connected total and permanent disability. Under Florida Statute 196.081, a qualifying Veteran pays $0 in ad valorem property tax on their homestead with no cap on home value and no income test. Veterans with at least a 10% service-connected rating receive a $5,000 assessed-value reduction under F.S. 196.24, and Veterans 65 and older with a combat-related disability receive a percentage discount equal to their VA disability rating under F.S. 196.082. Apply using Form DR-501 through your county property appraiser by March 1. [1] [2] [3]
Property tax exemptions are administered by Florida county property appraisers, not by VA or VA Loan Network. This information is educational, not a tax assessment or mortgage approval.
Florida Veteran Exemptions at a Glance
Choose an area to jump to the law, calculations, application steps and important exceptions.
What Does Florida Offer Disabled Veterans?
Full exemption, partial reduction and combat-related discount.
Who Qualifies for Each Exemption?
Rating type, age, combat status and discharge requirements.
How Much Could You Save?
Illustrative savings by disability rating and county tax rate.
How Do You Apply and Meet the Deadline?
County property appraiser, forms, documents, March 1 cutoff.
What Happens to the Exemption After the Veteran Dies?
Surviving spouse rules, remarriage, portability to a new home.
How Does the Exemption Affect a VA Mortgage?
Escrow, DTI, buying power and the funding fee exemption.
What About Counties Near Military Installations?
Tax rates and illustrative savings near Florida bases.
Real-World Florida Veteran Scenarios
First buyer, partial rating, combat discount, survivor, escrow.
What Mistakes Can Cost You the Exemption?
Wrong office, missed deadline, escrow errors and rating gaps.
Frequently Asked Questions
Straight answers to common Florida Veteran tax searches.
Sources and Verification Method
Florida statutes, DOR guidance, VA.gov and federal rules.
How Does the Standard Homestead Exemption Stack?
Florida’s $50,000 base exemption and how disability benefits layer.
A 100% P&T Veteran in Florida pays zero property tax on their homestead. There is no cap on home value, no income test and the surviving spouse keeps the exemption for life. File Form DR-501 with your county property appraiser by March 1. Combined with no state income tax and the VA funding fee exemption, Florida offers substantial financial advantages for disabled Veteran homeowners.
What Does Florida Offer Disabled Veterans?
Florida provides three distinct property tax benefits for disabled Veterans, each governed by a separate statute. Your disability rating, age and whether the disability is combat-related determine which programs apply and how much you save. [1] [2] [3]
| Program | Who qualifies | Benefit | Statute |
|---|---|---|---|
| Total & Permanent Disability | Veterans with VA-certified service-connected total and permanent disability | Full exemption: $0 ad valorem tax on homestead | F.S. 196.081 |
| $5,000 Disability Exemption | Any Veteran with 10%+ service-connected disability and honorable discharge | $5,000 reduction in assessed value | F.S. 196.24 |
| Combat-Related Discount (65+) | Veterans 65+ with any combat-related disability and honorable discharge | Percentage discount on tax bill equal to total VA disability rating | F.S. 196.082 |
| Surviving Spouse (P&T) | Unremarried surviving spouse of a 100% P&T Veteran | Full exemption continues on same homestead; dollar-amount transfer to new homestead | F.S. 196.081 |
| Surviving Spouse (Service Death) | Surviving spouse of a Veteran who died from service-connected causes on active duty | Full homestead exemption | F.S. 196.081 |
| Surviving Spouse (Combat 65+) | Unremarried surviving spouse of qualifying combat Veteran | Dollar amount of discount transfers to same or new homestead | F.S. 196.082 |
100% P&T: Full Exemption
The most valuable Florida benefit. F.S. 196.081 eliminates the entire ad valorem tax bill on your homestead. No cap on the home’s value and no income limit. If the VA certifies you as totally and permanently disabled due to a service-connected condition, you qualify. [1]
$5,000 Disability Reduction
Available to the broadest group under F.S. 196.24. Any honorably discharged Veteran with at least a 10% service-connected disability rating can reduce their assessed home value by $5,000. This stacks on top of the standard Florida homestead exemption. [3]
Combat Discount (65+)
The most frequently overlooked program. Under F.S. 196.082, Veterans 65 and older with any combat-related disability receive a percentage discount equal to their total VA disability rating. The discount is applied after all other exemptions are deducted. [2]
For a broader view of benefits across all states, see the Disabled Veteran Property Tax Calculator. State law, not the tool, controls the property appraiser’s determination.
Who Qualifies for Each Exemption?
Eligibility depends on which program you are applying for. The full exemption has strict criteria, while the $5,000 reduction and combat-related discount cast a wider net. All three require honorable discharge and service-connected disability as determined by the VA. [1] [2] [3]
100% P&T Full Exemption (F.S. 196.081)
- VA letter certifying service-connected total and permanent disability
- Permanent Florida resident as of January 1 of the tax year
- Property must be your primary residence homestead
- Hold legal or beneficial title to the property
- The statute does not mention IU/TDIU by name; the VA letter must state “total and permanent” [1]
$5,000 Exemption (F.S. 196.24)
- At least 10% service-connected disability rating
- Honorable discharge from the U.S. Armed Forces
- Bona fide Florida resident
- Disability incurred “during a period of wartime service” per the statute [3]
- Broadest eligibility of the three programs
Combat-Related Discount (F.S. 196.082)
- Age 65 or older as of January 1 of the tax year
- Any portion of disability must be combat-related
- Permanent Florida resident with honorable discharge
- Must provide VA letter stating disability percentage plus evidence the disability is combat-related [2]
Situations Requiring a Closer Look
- TDIU/IU: F.S. 196.081 requires the VA letter to state “total and permanent.” If your TDIU letter includes this language, ask the property appraiser to review it
- Pending claims: A pending VA claim does not qualify. You can apply before receiving documentation, and the exemption applies retroactively once the letter arrives [1]
- Rating changes: If your rating drops below 100% P&T, the full exemption ends. You revert to the $5,000 exemption or combat discount if you qualify
How Much Could You Save?
The dollar value of each exemption depends on your home’s assessed value and your county’s effective tax rate. Florida’s structure is not a smooth tier. The full exemption is all-or-nothing at 100% P&T, the $5,000 exemption is flat regardless of rating, and the combat discount scales with your percentage. [1] [2] [3]
| VA disability rating | Exemption type | Illustrative annual savings | Illustrative monthly reduction |
|---|---|---|---|
| 10% to 90% (non-combat or under 65) | $5,000 assessed-value reduction (F.S. 196.24) | $45 | $4 |
| 50% with combat component, age 65+ | 50% discount on remaining taxable value (F.S. 196.082) | Varies by other exemptions applied first | Varies |
| 70% with combat component, age 65+ | 70% discount on remaining taxable value (F.S. 196.082) | Varies by other exemptions applied first | Varies |
| 100% P&T | Full exemption, $0 tax (F.S. 196.081) | $3,600 | $300 |
| Surviving spouse of 100% P&T | Full exemption on same homestead | $3,600 | $300 |
All figures in the table are illustrative, not county tax-rate quotations. Actual savings depend on your county’s millage rate, assessed value and other exemptions applied to your parcel.
Illustrative 100% P&T Savings by Home Value
| Illustrative home value | Hypothetical effective rate | Annual tax without exemption | Annual tax with exemption | Illustrative monthly savings |
|---|---|---|---|---|
| $250,000 | 0.85% | $2,125 | $0 | $177 |
| $350,000 | 0.90% | $3,150 | $0 | $263 |
| $400,000 | 0.90% | $3,600 | $0 | $300 |
| $500,000 | 0.92% | $4,600 | $0 | $383 |
Combat-Related Discount: Worked Example
The F.S. 196.082 discount is applied after all other exemptions. Here is an illustrative example for a 70% disabled Veteran age 65+ with a combat-related component on a hypothetical $400,000 home:
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Result: Taxable value drops from $345,000 to $103,500. At an illustrative 0.90% effective rate, annual taxes fall from approximately $3,105 to approximately $932, saving about $2,174 per year or $181 per month. These are hypothetical figures; actual results depend on your parcel’s assessment and local millage rates. [2]
How Do You Apply and Meet the Deadline?
File with your county property appraiser, not the tax collector, not the Florida Department of Revenue and not the VA. Every one of Florida’s 67 counties has a property appraiser’s office that handles exemption applications. [4] [5]
VA disability rating letter confirming your service-connected disability percentage and P&T status (if applicable). DD-214 showing honorable discharge. Florida driver’s license or state ID. Property deed or closing documents showing you hold title.
This is the Original Application for Homestead and Related Tax Exemptions. For the combat-related discount, also file Form DR-501DV. Both are available at your county property appraiser’s office or on the Florida Department of Revenue website. [5]
Applications must be filed by March 1 for the current tax year. Missing this date constitutes a waiver of the exemption for that year under F.S. 196.011. Late filings may be heard by the county Value Adjustment Board if you demonstrate extenuating circumstances. [4]
The county property appraiser reviews your application, verifies your VA documentation and applies the exemption. The exemption appears on your November TRIM notice and subsequent tax bill for the current year.
Once the exemption is confirmed, contact your lender to request an escrow re-analysis. Your monthly payment should decrease once the reduced tax bill is reflected in the escrow account. [9]
Application Documents
- Form DR-501, with all owners listed as instructed
- Form DR-501DV if claiming the combat-related discount
- VA disability rating letter (must state P&T for full exemption)
- DD-214 or equivalent service records
- Florida driver’s license or state ID with homestead address
- Deed or closing documents showing title
After Initial Approval
Florida generally does not require annual refiling of unchanged homestead exemptions. However, moving, selling or changing disability status requires a new application. You can apply before receiving your VA documentation; once the letter arrives, the exemption applies retroactively with refunds for up to four prior tax years under F.S. 197.182. [1] [6]
Find current forms at the Florida DOR property tax forms directory. The statewide VA loan process guide concerns mortgage steps; property-tax applications are a separate state-law process.
What Happens to the Exemption After the Veteran Dies?
Florida provides strong surviving spouse protections across all three exemption programs. The rules vary slightly by program, but the core principle is the same: an unremarried surviving spouse keeps the benefit. [1] [2]
| Situation | What the statute provides | Practical next step |
|---|---|---|
| Unremarried spouse, same homestead (P&T) | Full exemption continues for life on the same property under F.S. 196.081 | File with property appraiser with death certificate, marriage certificate and proof of unremarried status |
| Unremarried spouse moves to new FL homestead (P&T) | The exemption transfers as a dollar amount not exceeding the amount from the most recent ad valorem tax roll | File DR-501 at the new county, document the prior exemption amount |
| Unremarried spouse (combat 65+ discount) | Percentage discount transfers to surviving spouse; if moving, the dollar amount transfers up to the most recent roll amount | File with property appraiser with VA documentation and combat evidence |
| Spouse of Veteran who died on active duty from service-connected causes | Full homestead exemption under F.S. 196.081, separate from the P&T pathway | Provide death certificate with service-connected cause and Military service records |
| Surviving spouse remarries | Exemption permanently terminates under all programs. Cannot be reinstated even if the subsequent marriage ends | No remedy available; remarriage is an irreversible loss of the exemption |
How Does the Exemption Affect a VA Mortgage?
A confirmed property tax exemption may lower monthly escrow and improve the lender’s housing-expense calculation. It does not change the mortgage interest rate, erase principal or guarantee an approval. [8] [9]
Before Exemption (Illustrative)
Hypothetical principal and interest on a $400,000 VA loan at 6.5%: $2,528. Homeowner insurance: $200. Property-tax escrow at 0.90%: $300.
Only the tax portion changes through this exemption. Insurance and mortgage payments remain separate.
After 100% P&T Exemption (Illustrative)
Hypothetical principal and interest: $2,528. Insurance: $200. Approved and implemented property-tax escrow: $0.
Actual servicer escrow could still include non-ad-valorem assessments or lender-required cushions.
The property tax exemption changes your VA loan qualification in concrete ways. Your monthly PITI drops because the tax portion of escrow approaches zero. Your DTI ratio improves because total monthly obligations decrease. Your residual income increases because less of your income is committed to housing. Lower property taxes can increase how much home you qualify for, though the actual increase depends on your rate, insurance, debts, residual income and lender underwriting. [8]
The federal VA funding-fee exemption is a separate benefit. Veterans receiving VA compensation for a service-connected disability do not pay the VA funding fee. For a $400,000 first-use VA purchase with less than 5% down, the fee is 2.15%, or $8,600. That is a one-time closing cost, not an annual property-tax saving. Confirm the exemption with VA and lender records. See Are Disabled Veterans Exempt from the VA Funding Fee? and 2026 VA Funding Fee Calculator. [8]
For realistic housing-cost comparisons see How Much VA Loan Can I Afford?. Florida has no state income tax, so the property tax exemption is the primary recurring tax benefit a disabled Veteran carries into the housing market.
What About Counties Near Military Installations?
Tax rates vary across Florida’s 67 counties, which means the dollar value of the exemption varies too. The table below shows counties near major Military installations and illustrative savings for a 100% P&T Veteran. [1]
| Military installation | County | Where to file | Illustrative effective rate | Illustrative annual savings |
|---|---|---|---|---|
| NAS Jacksonville / NS Mayport | Duval | Duval County Property Appraiser | 1.01% | $3,788 |
| MacDill AFB | Hillsborough | Hillsborough County Property Appraiser | 0.92% | $3,450 |
| Patrick SFB / Cape Canaveral SFS | Brevard | Brevard County Property Appraiser | 0.68% | $2,550 |
| NAS Pensacola / Corry Station | Escambia | Escambia County Property Appraiser | 0.58% | $2,175 |
| Eglin AFB / Hurlburt Field | Okaloosa | Okaloosa County Property Appraiser | 0.72% | $2,700 |
| Tyndall AFB | Bay | Bay County Property Appraiser | 0.65% | $2,438 |
| Homestead ARB | Miami-Dade | Miami-Dade County Property Appraiser | 0.89% | $3,338 |
The effective rates and savings in this table are illustrative approximations, not official county tax rates. Actual property taxes depend on your parcel’s assessed value, local millage rates, and any special district levies. Contact your county property appraiser for an exact calculation.
How Does the Standard Homestead Exemption Stack?
Florida’s standard homestead exemption under F.S. 196.031 provides up to $50,000 in assessed-value reductions to all qualifying homeowners. Disability exemptions stack on top of this base benefit. [7]
Standard Homestead: Two Tiers
- First $25,000: Applies to all levies including school district taxes
- Second $25,000: Applies to assessed value between $50,000 and $75,000 and excludes school district levies
- Total possible reduction: $50,000 off assessed value for most levies
How Disability Benefits Layer
- 100% P&T: The full exemption under F.S. 196.081 makes the homestead exemption moot because all ad valorem taxes are eliminated
- $5,000 (F.S. 196.24): Stacks on top of the $50,000 homestead exemption for a total $55,000 assessed-value reduction
- Combat discount (F.S. 196.082): Applied after the homestead and $5,000 exemptions are deducted from assessed value [2] [7]
Real-World Florida Veteran Scenarios
The following cases show how the exemption interacts with VA loan qualification, rating status and property ownership. All dollar amounts are illustrative. [1] [2] [8]
100% P&T Near MacDill AFB
The Veteran’s VA letter confirms permanent and total disability. They close on a hypothetical $400,000 home in Hillsborough County in February and immediately file DR-501 with the Hillsborough County Property Appraiser before March 1. The exemption appears on the November TRIM notice, dropping the annual tax bill to $0. The Veteran contacts the lender, requests an escrow re-analysis and the monthly PITI drops by approximately $307.
40% Rating, Under 65
A Veteran rated at 40% with no combat-related component qualifies only for the $5,000 assessed-value reduction under F.S. 196.24. On a hypothetical $350,000 home at 0.90%, the total exemptions ($50,000 homestead + $5,000 disability) reduce the assessed base by $55,000, saving approximately $495 per year. The savings are real but modest compared to the full P&T exemption.
80% Combat-Related, Age 67
A Veteran age 67 rated at 80% with a combat-related component files DR-501 and DR-501DV. On a hypothetical $400,000 home, the property appraiser first deducts the $50,000 homestead and $5,000 disability exemptions, leaving $345,000. The 80% discount removes $276,000, yielding a taxable value of $69,000. At 0.90%, the annual tax drops to approximately $621 instead of roughly $3,105.
Widow Moves to a New Home
The unremarried surviving spouse of a 100% P&T Veteran sells the original homestead where the exemption eliminated $3,600 per year. She buys a new Florida home and files DR-501 at the new county. The transferred exemption is capped at the $3,600 dollar amount from the most recent tax roll, regardless of the new home’s value. If the new home’s full tax bill exceeds $3,600, she pays the difference.
Late Closing, Escrow Adjustment
A 100% P&T Veteran closes on a home in April, after the March 1 deadline. The lender initially escrows for the full tax amount. The Veteran petitions the Value Adjustment Board for a late exemption under F.S. 196.011. If denied, the Veteran files DR-501 by March 1 of the following year. Once approved, the lender performs an escrow re-analysis and refunds the overage.
Funding Fee + Property Tax Savings
A 100% P&T Veteran buying a hypothetical $400,000 home is exempt from the VA funding fee (saving $8,600 at 2.15% first-use) and the Florida property tax (saving approximately $3,600 per year). These are separate benefits: the VA handles the funding fee waiver, the county property appraiser handles the tax exemption. In the first year, the combined benefit is illustratively $12,200.
What Mistakes Can Cost You the Exemption?
The most common errors are filing at the wrong office, missing the March 1 deadline, and failing to request an escrow adjustment after the exemption is approved. [4] [9]
Before You File
- Confirm your VA letter states “total and permanent” if claiming the full exemption
- File at the county property appraiser, not the tax collector
- File Form DR-501 plus DR-501DV if claiming the combat discount
- Meet the March 1 deadline; late filings require a Value Adjustment Board petition
- Retain dated copies of everything submitted
- Notify the property appraiser of any rating changes
Before You Budget for a Home
- Tell your lender about your disability rating during preapproval so they model the correct escrow
- Do not assume $0 escrow until the exemption is on an actual tax bill
- Separate one-time funding fee savings from recurring property tax savings
- Non-ad-valorem assessments may still apply even with the full exemption
- If you close after March 1, plan for full taxes until the next filing cycle
- Request an escrow re-analysis once the exemption appears on the TRIM notice
Frequently Asked Questions
Quick answers to the questions Florida Veterans ask when evaluating property tax relief in 2026.
Do 100% disabled Veterans pay property tax in Florida?
No. Under F.S. 196.081, a Veteran whose VA letter certifies service-connected total and permanent disability pays $0 in ad valorem property tax on their Florida homestead. There is no cap on home value and no income test. [1]
Does the surviving spouse keep the Florida property tax exemption?
Yes. An unremarried surviving spouse of a 100% P&T Veteran keeps the full exemption on the same homestead for life. If the spouse moves to a new Florida homestead, the exemption transfers as a dollar amount capped at the most recent tax roll amount. Remarriage permanently terminates the exemption. [1]
Does IU (Individual Unemployability) qualify for the full exemption?
F.S. 196.081 does not mention TDIU/IU by name. The statute requires a VA letter certifying “total and permanent” service-connected disability. If your TDIU letter includes that specific language, present it to the county property appraiser for review. The property appraiser reviews the letter, not the rating methodology. [1]
Should I apply before or after closing on my VA loan?
After closing. You cannot file until you own the home and it is your homestead. Apply immediately after closing to get the exemption on the current tax year’s bill. If you close after March 1, petition the Value Adjustment Board or wait until the following January to apply for the next year. [4]
Will my lender automatically adjust escrow after the exemption is approved?
Not automatically. Once the exemption appears on your tax bill, request an escrow re-analysis from your lender. Under CFPB Regulation X (12 CFR 1024.17), the servicer must conduct periodic analyses. Your monthly payment should decrease and any escrow surplus should be refunded. [9]
Can I combine the property tax exemption with the VA funding fee waiver?
Yes. These are separate benefits administered by different agencies. Veterans receiving VA compensation for a service-connected disability are exempt from the VA funding fee (a federal benefit). The Florida property tax exemption is a state benefit administered by the county property appraiser. [8]
What happens if my disability rating changes?
If your rating increases to 100% P&T, apply for the full exemption immediately. If your rating decreases below 100% P&T, the full exemption is revoked and you revert to the $5,000 exemption or combat discount if you qualify. Notify your county property appraiser of any rating changes.
Can I get the exemption on a rental property or second home?
No. All Florida disabled Veteran property tax exemptions apply only to your primary residence homestead. Rental properties, vacation homes and investment properties do not qualify. Property rented for more than six months in a calendar year is presumed not to be homestead under F.S. 196.012. [10]
How does the combat-related discount work for Veterans over 65?
Under F.S. 196.082, Veterans 65+ with any combat-related disability receive a percentage discount equal to their total VA disability rating. The property appraiser first deducts all other exemptions, then applies the percentage discount to the remaining taxable value. File Form DR-501DV with your VA documentation. [2]
Does the exemption apply to all property tax levies in Florida?
The 100% P&T exemption under F.S. 196.081 covers ad valorem taxes on the homestead. The statute says the property is “exempt from taxation.” Non-ad-valorem assessments (such as special assessments for infrastructure or utilities) may still apply because they are not ad valorem taxes. Confirm with your county property appraiser. [1]
What is the March 1 deadline and what happens if I miss it?
March 1 is the annual deadline to file for homestead exemptions in Florida under F.S. 196.011. Missing it constitutes a waiver of the exemption for that year. You can petition the county Value Adjustment Board for a late exemption if you demonstrate extenuating circumstances or postal error. Filing on time avoids this risk. [4]
Can I apply before receiving my VA disability documentation?
Yes. Under F.S. 196.081, you may file the exemption application before receiving your VA letter. Once the documentation arrives, the exemption is granted retroactively to the original application date. Refunds for excess taxes paid are limited to a four-year lookback period under F.S. 197.182. [1] [6]
Sources and Verification Method
This article prioritizes current Florida statutes, the Florida Department of Revenue guidance, VA.gov and the CFPB. All statutory citations were verified on the Florida Senate website on November 2, 2026. [1] [2]
- Florida Statute 196.081: Exemption of property of totally and permanently disabled Veterans. Total and permanent disability exemption, surviving spouse rules, retroactive application, four-year refund lookback, dollar-amount transfer to new homestead.
- Florida Statute 196.082: Discount on ad valorem tax for combat-disabled Veterans 65+. Combat-related discount calculation, age requirement, surviving spouse discount transfer, application requirements.
- Florida Statute 196.24: $5,000 disability exemption for ex-servicemembers. 10%+ service-connected disability, wartime service requirement, assessed-value reduction, surviving spouse eligibility.
- Florida Statute 196.011: Annual application for exemption. March 1 filing deadline, waiver of exemption for failure to file, Value Adjustment Board late-filing petition, extenuating circumstances.
- Florida Department of Revenue: Property Tax Forms. Form DR-501 (homestead application), DR-501DV (combat disability discount application), DR-464 (prorated refund worksheet).
- Florida Statute 197.182: Refund of excess taxes paid. Four-year lookback limitation for refund claims, automatic refund provisions for overpayments.
- Florida Statute 196.031: Standard homestead exemption. First $25,000 on all levies, additional $25,000 on assessed value $50,000 to $75,000 excluding school district, permanent-residence and title requirements.
- U.S. Department of Veterans Affairs: VA funding fee and closing costs. 2.15% first-use purchase rate with less than 5% down, disability-related exemption categories, Purple Heart exemption.
- Consumer Financial Protection Bureau: 12 CFR 1024.17. Escrow account analysis requirements, annual statement timing, shortage and surplus rules.
- Florida Statute 196.012: Definitions. Homestead, permanent residence, totally and permanently disabled person, ex-servicemember definitions. Six-month rental presumption.
- Florida Department of Revenue: Property Tax Exemptions. Overview of available exemptions, PT-109 guide reference, county property appraiser filing instructions.
- Florida Statute 196.101: Additional homestead exemption for certain disabled persons. Quadriplegic, paraplegic, hemiplegic and legally blind exemptions with income cap. Separate from Veteran-specific exemptions.
What We Verified
Enacted statutory language for all three exemption programs. Surviving spouse transfer rules and dollar-amount cap. March 1 deadline and late-filing consequences. Combat-discount calculation sequence (exemptions first, then percentage). Four-year refund lookback. Homestead stacking. VA funding fee rates and disability exemption.
What Must Be Checked Locally
Actual county millage rates and special district levies. Whether non-ad-valorem assessments apply to your parcel. Exact processing timeline for your county property appraiser. Current property assessment on your specific parcel. A statewide article cannot verify a particular parcel’s tax status.
Know Your Tax Exemption Before You Choose a Mortgage.
Confirm your VA letter status, file with your county property appraiser by March 1 and ask a VA loan specialist to review the complete housing payment, fee status and qualification picture.