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Pembroke Pines · VA loans and veteran tax exemptions
Pembroke Pines VA Loans
Zero-down VA financing for Pembroke Pines homes, plus the Florida property tax exemptions that can cut a disabled veteran’s monthly payment by hundreds of dollars.
We specialize in Pembroke Pines VA home loan programs.
Pembroke Pines is home to a large community of veterans, from young families in Silver Lakes and Chapel Trail to retirees in Century Village. For anyone with a service-connected disability rating, two benefits stack when they buy here: VA waives the funding fee on the loan, and Florida reduces or eliminates the property tax on the home. In Broward, where taxes are a big part of every payment, the second benefit can matter as much as the first.
On Mortgage builds both into your numbers from the start and compares VA lenders on price. Live rates for every program are on the Pembroke Pines mortgage rates page, and our Pembroke Pines mortgage broker team can quote your exact scenario.
Today’s Pembroke Pines 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 Broward 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 Pembroke Pines scenario, no credit pull.
Pembroke Pines VA Loan Benefits: Flexible, Affordable Home Financing
Every Florida homeowner who lives in the home as a primary residence can claim the homestead exemption. Veterans with service-connected disabilities can claim more. In general terms, Florida law provides:
| Veteran situation | Florida property tax benefit |
|---|---|
| Service-connected disability rated 10% or more | Additional $5,000 off the assessed value |
| Age 65 or older with a combat-related, permanent service-connected disability | Discount on the tax equal to the disability percentage |
| 100% permanent and total service-connected disability, on a homestead | Full exemption from ad valorem property tax |
| Service-connected total disability requiring a wheelchair | Full exemption on the homestead |
| Surviving spouse of an exempt veteran or of a service member who died on active duty | The exemption can carry over, under the statute’s conditions |
Summary of Florida Statutes 196.24, 196.082, 196.081 and 196.091. The Property Appraiser decides eligibility from your VA documents; file by March 1 for the year you own and occupy the home on January 1.
VA Loans in Pembroke Pines for First-Time and Veteran Homebuyers
What those exemptions do to a real payment: a $525,000 Pembroke Pines home bought with a VA loan and nothing down, at today’s VA rate, with property tax figured from Broward’s average millage after the standard homestead exemption.
| $525,000 home, VA, nothing down | Annual property tax | Monthly tax escrow | Funding fee | Principal, interest and tax |
|---|---|---|---|---|
| No disability exemption | $6,300 | $525 | $11,288 | $3,915/mo |
| 10% to 90% rating ($5,000 extra) | $9,325 | $777 | Waived | $4,095/mo |
| Age 65+, 40% combat-related | $3,780 | $315 | Waived | $3,633/mo |
| 100% permanent and total | $0 | $0 | Waived | $3,318/mo |
Today’s Broward VA par rate of 6.500% for a 30-year loan; tax at about 19.84 mills, the county average, on the price less the $50,000 homestead exemption. Pembroke Pines’ own levy and the first year’s assessment will differ. Non-ad valorem charges, such as fire or solid waste assessments, are still billed with an exemption. Homeowners insurance and any HOA come on top.
A practical point for buyers: the exemptions start only after you own the home and file, so the first tax bill, and the escrow your lender collects at closing, are usually figured without them. Lenders differ on whether they will qualify you using the lower tax before the exemption is on the roll; some accept your VA award letter as proof of eligibility, others use the full estimate. Once the exemption is granted, ask your servicer for an escrow analysis so the monthly payment comes down.
Pembroke Pines VA Home Loan Rates and Veteran Financing
Whether you are moving to Silver Lakes, Chapel Trail or Pembroke Falls, On Mortgage helps you secure a zero-down VA loan with no PMI and a competitive rate. Pembroke Pines is well inland, and most homes here are concrete block built from the 1980s on, which helps with insurance compared with Broward’s older coastal stock. VA’s residual income test counts both taxes and insurance, so a lower tax bill from an exemption also makes qualifying easier over time, for example on a future move-up purchase.
Already own here with a VA loan? A VA Interest Rate Reduction Refinance can lower your rate with limited paperwork, and veterans receiving disability compensation pay no funding fee on it either.
2026 VA Loan Limits in Pembroke Pines
Earlier versions of this page described $832,750 as the most a Pembroke Pines veteran could finance. For a veteran with full entitlement there is no VA limit; lender guidelines and your income set the ceiling. The 2026 Broward conforming figure applies when you still have entitlement committed to an open VA loan, for example on a home you kept as a rental after moving here:
| Entitlement already in use | Remaining guaranty | Largest loan with no down payment | Down payment on $525,000 |
|---|---|---|---|
| None (full entitlement) | Full | No VA limit | $0 |
| $65,000 | $143,188 | $572,750 | $0 |
| $125,000 | $83,188 | $332,750 | $48,063 |
| $185,000 | $23,188 | $92,750 | $108,063 |
At the Pembroke Pines median. Restoring full entitlement requires paying off the earlier loan and selling that home, or a one-time restoration if you keep it.
VA-Approved Condos in Pembroke Pines
Pembroke Pines’ condos range from the large 55-plus community at Century Village to garden complexes and newer townhomes. VA approval is decided project by project, and in a community made up of many associations, each one has its own status. We check the specific project before you make an offer. The veteran tax exemptions apply to a condo homestead just as they do to a house, which can make a condo especially affordable for a retiree with a 100% permanent and total rating, who would owe only the association dues, insurance and non-ad valorem charges.
Compare Pembroke Pines VA Loan Rates
Pembroke Pines sold at a median of about $525,000 in mid-2026, and values have been steady because the city is nearly built out. VA rates stay competitive here, and since the funding fee and part of the property tax may both be off the table for disabled veterans, the rate is the main cost left to shop. We compare VA lenders so it is as low as it can be.
Why Choose On Mortgage for Your Pembroke Pines VA Loan
Local knowledge in Silver Lakes, Pembroke Isles and beyond, with personal service from the first call to closing.
Fee waivers
Funding fee exemption confirmed early.
Tax planning
Exemptions reflected in your budget.
Condo checks
Each association’s VA status confirmed.
Frequently Asked Questions: VA Loans
Do disabled veterans pay property tax in Pembroke Pines?
A veteran with a 100% permanent and total service-connected disability can be fully exempt from ad valorem tax on a Florida homestead. Lower ratings of 10% or more get an extra $5,000 exemption, and combat-related ratings at 65 and older get a percentage discount.
When do I apply for the veteran tax exemption in Broward County?
File with the Broward County Property Appraiser by March 1, along with your homestead application, for a home you owned and lived in on January 1.
Will my lender use the lower tax to qualify me?
It depends on the lender. Some accept your VA award letter as proof, others use the full tax until the exemption is granted. We match you with a lender that fits your situation.
Do disabled veterans pay the VA funding fee?
No. Veterans entitled to VA disability compensation are exempt from the funding fee on purchases and refinances.
Is there a VA loan limit in Pembroke Pines?
Not with full entitlement. Broward’s 2026 conforming figure of $832,750 applies only when part of your entitlement is still in use.
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.”
“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.”
“Highly recommend working with her! She was professional, courteous, and always on time. She is soft-spoken, extremely knowledgeable, and took the time to answer all of my questions with patience and care. She made the entire mortgage process smooth and stress-free.”
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