Orlando · what zero down really costs
Orlando VA Loans
A VA loan needs no down payment, but closing still takes some cash. Here is the real number on an Orlando home at today’s VA rate, and how a seller can cover most of it.
We specialize in Orlando VA home loan programs.
Orlando is home to a large veteran community, anchored by the VA medical center in Lake Nona and by the defense and simulation employers around the University of Central Florida and the Central Florida Research Park. Many of the veterans buying here are first-time buyers who hear “zero down” and assume they need no savings at all. That is close, but not quite, and in a market where homes were selling in about a month in mid-2026, being ready with the right amount matters.
On Mortgage estimates your cash to close up front, helps you negotiate the seller’s share, and compares VA lenders. See all programs on the Orlando mortgage rates page, or speak with our Orlando mortgage broker team.
Today’s Orlando VA Mortgage Rate
0.224 points
No points, no credit
0.250 points
0.064 points
0.112 points
Par rate per program for a single-family primary residence in Orange County, 20% down, 780+ credit, 30-day lock, escrows included. Rates change through the day and are not a commitment to lend. Price your own Orlando scenario, no credit pull.
Orlando VA Loan Benefits: Flexible, Affordable Home Financing
No down payment and no PMI are VA’s headline benefits, and the funding fee can be rolled into the loan. What remains are closing costs and prepaids: the costs of the loan and title work, plus the first year of insurance, a little interest and the start of your escrow account. Worked through for a $395,000 Orlando purchase financed entirely with VA:
| $395,000 Orlando home, VA, nothing down | Amount |
|---|---|
| Florida stamps on the note (0.35%) and intangible tax (0.2%) | $2,219 |
| Lender, appraisal, title and recording costs (our planning estimate) | $6,500 |
| Closing costs | $8,719 |
| First-year homeowners insurance premium | $3,358 |
| Prepaid interest, about 15 days | $1,078 |
| Escrow start: 2 months of insurance and 3 of property tax | $1,745 |
| Prepaids and escrow | $6,180 |
| Cash to close with no seller help | $14,899 |
| If the seller pays your closing costs | $6,180 |
| If the seller also covers prepaids as a concession | $0 |
Built on this morning’s 6.500% VA par quote for Orange County, with the 2.15% fee added to the loan rather than paid in cash. Insurance is an Orange County market estimate scaled to value and tax uses the county’s average millage after homestead. Escrow months depend on your closing date. Prepaids paid by the seller count toward VA’s 4% concession limit, here $15,800; normal closing costs do not.
VA Loans in Orlando for First-Time and Veteran Homebuyers
The catch in Orlando is speed. Homes were selling in about 32 days in mid-2026, and in a quick market a request for the seller to pay everything can lose out to a cleaner offer. First-time VA buyers here do best with a plan for both cases: an offer asking for seller help on a home that has been listed a while, and a cleaner offer, with only some help or a lender credit, on one that just came on. Choosing a rate a notch above par, with the lender paying you a credit, is another way to cover closing costs without asking the seller at all.
Keep the deposit in mind too. Earnest money, often 1% to 3% of the price in Orlando, is paid when your offer is accepted and returned to you as a credit at closing. The home inspection, usually a few hundred dollars, is paid before closing.
Orlando VA Home Loan Rates for Veterans and Military Families
From Lake Nona and Avalon Park to College Park and Vista East, Orlando veterans and active-duty members buy with zero down and no PMI. Sellers sometimes worry that a VA offer will be slower or that the appraisal will be strict. A strong pre-approval and a lender that closes on time answer the first worry; on the second, Orlando’s steady flow of comparable sales makes VA appraisals routine for most homes.
Already have a VA loan on an Orlando home? When rates fall far enough, the VA streamline refinance (IRRRL) cuts the rate with little documentation and no new appraisal in most cases.
2026 VA Loan Limits in Orlando
Orlando veterans with full entitlement have no VA loan limit. The $832,750 on the old page is Orange County’s 2026 conforming limit; it shapes a purchase only for a veteran whose benefit is partly committed to a loan not yet paid off:
| Entitlement already in use | Remaining guaranty | Largest loan with no down payment | Down payment on $395,000 |
|---|---|---|---|
| None (full entitlement) | Full | No VA limit | $0 |
| $55,000 | $153,188 | $612,750 | $0 |
| $115,000 | $93,188 | $372,750 | $5,563 |
| $165,000 | $43,188 | $172,750 | $55,563 |
At the Orlando median of $395,000. Where a down payment applies, it adds to the cash to close shown above.
| $395,000 purchase | Loan before the fee | First VA loan | Later VA loans |
|---|---|---|---|
| No down payment | $395,000 | 2.15%: $8,493 | 3.30%: $13,035 |
| 5% to 9.99% down | $375,250 | 1.50%: $5,629 | 1.50%: $5,629 |
| 10% or more down | $355,500 | 1.25%: $4,444 | 1.25%: $4,444 |
| Receiving VA disability compensation | No funding fee | ||
Funding fees at the Orlando median. Financing the fee keeps it out of your cash to close.
VA-Approved Condos in Orlando
Orlando’s condos range from downtown towers near Lake Eola to garden complexes across the metro, some of them converted from apartments. Each condominium project needs VA approval; we look up the specific one, since listings are not always right. Converted complexes and buildings with many investor owners get a closer look at their finances. Condo dues add to your monthly cost and to qualifying, and the association’s estoppel and questionnaire fees add a little to cash to close.
Compare VA Home Loan Rates in Orlando
Orlando’s median sale was about $395,000 in mid-2026, and homes sold in roughly a month. In a market that fast, the lender matters twice: once for the rate and credits, and once for closing on time. We compare VA lenders on both.
Why Choose On Mortgage for Your Orlando VA Loan
Hands-on help from pre-qualification to closing day, in College Park, Vista East, Hunters Creek and across Orlando.
Cash to close
Estimated before you make an offer.
Offer strategy
Seller help or lender credit, case by case.
On-time closings
Lenders that perform in a fast market.
Frequently Asked Questions: VA Loans
How much cash do I need for a zero-down VA loan in Orlando?
Enough for closing costs and prepaids, often several percent of the price, unless the seller or a lender credit covers them. The estimate on this page works it out at today’s rate.
Can the seller pay all my VA closing costs?
Yes. A seller can pay all normal closing costs, and up to 4% of the price in concessions such as prepaid taxes and insurance or the funding fee.
Do I get my earnest money back with a VA loan?
Yes. It is credited toward your costs at closing, and any amount above your share of costs can come back to you.
Can I use a lender credit for VA closing costs?
Yes. Many VA lenders will trade a rate an eighth or a quarter higher for a credit toward your closing costs, sometimes enough to cover them all.
Is there a VA loan limit in Orlando?
No, for anyone with full entitlement. A veteran still carrying an earlier VA loan uses Orange County’s $832,750 figure for 2026 to find the most they can borrow with nothing down.
Our Reviews
What Florida borrowers say after closing with On Mortgage. Five stars on Google (130 reviews) and Zillow (92 reviews).
“We cannot say enough amazing things about Caroline! As a first-time homebuyer, this was such a huge and exciting milestone for us, and we’re so grateful that we had her by our side throughout the entire process. Caroline was incredibly knowledgeable, patient, responsive, and supportive from beginning to end.”
“I had an amazing experience working with Ms. Caroline Da Silva throughout my entire home-buying process. From day one, she was professional, knowledgeable, responsive, and always there whenever I had questions. She kept me updated every step of the way and made everything easy to understand.”
“Caroline was great. Always responsive and available whenever I needed assistance or had questions. 10/10 would recommend to any veteran or anyone for that matter.”
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