MacDill Air Force Base sits at the southern tip of the Interbay Peninsula in South Tampa. It is home to the 6th Air Refueling Wing and also hosts U.S. Central Command and U.S. Special Operations Command, so it brings a steady flow of military families into Tampa Bay every year.
If you have orders here, or you are a veteran who has decided to stay, this is the guide I wish every one of my VA clients had before they started looking.
Where MacDill families tend to live
There is no single right answer, and it mostly comes down to commute, budget and what kind of home you want.
- South Tampa. Closest to the gate, walkable, older homes and a higher price point. Great if you want a short commute and do not mind a smaller lot.
- Brandon and Valrico. Established neighborhoods, more space for the money, and a straightforward drive in via the Selmon Expressway.
- Riverview. Lots of newer construction and master planned communities. Popular with families who want a newer home and a manageable commute.
- Apollo Beach. South shore living with canals and bay views, plus newer communities. A bit farther out but a favorite for people who want the water.
- Westchase and Town ‘n’ Country. Northwest side with good access to the base via the Veterans Expressway and Dale Mabry.
Traffic around the base can be tough at peak times, so I always tell people to drive the commute at the hour they will actually be doing it before they fall in love with a house.
How PCS timing works with a VA loan
A lot of families think they have to arrive in Tampa before they can buy. Often you do not.
- You can qualify using your orders. If you are relocating, lenders can generally use your PCS orders and current LES to qualify you.
- Occupancy rules are flexible. The VA expects you to live in the home within a reasonable time after closing, typically within 60 days. If you are deployed, a spouse occupying the home can generally satisfy the requirement.
- House hunting from out of state is normal. Between virtual tours and a good local agent, plenty of my clients buy before they arrive and move straight in.
The key is getting pre-approved early so you know your real budget before your house hunting trip.
Does BAH count as income?
Yes. Basic Allowance for Housing can generally be used as qualifying income on a VA loan, along with your base pay and other allowances shown on your LES. That often gives families more buying power than they expect. I will go through your LES line by line to see what counts.
The Florida costs that surprise people
The VA loan itself is the easy part. What catches most out of state buyers off guard is everything that goes into the payment around it.
Homeowners insurance
Florida insurance costs more than most of the country, and it varies a lot from home to home. Roof age, construction type and distance from the water all matter. A newer home with a newer roof can be dramatically cheaper to insure than an older home a mile away.
Flood zones
Being close to the bay means a lot of South Tampa and south shore homes are in flood zones. If the home is in a high risk zone, flood insurance will be required. I always check the flood zone and get an insurance quote before you make an offer.
CDD fees in newer communities
Many newer communities in Riverview, Apollo Beach and Wesley Chapel have CDD assessments on top of taxes and HOA dues. They count in your payment. I break down how CDD fees work here.
Disability and the funding fee
If you receive VA disability compensation for a service-connected disability, you are generally exempt from the VA funding fee. That alone can save thousands. Florida also offers property tax exemptions for qualifying disabled veterans, which is worth looking into with the county property appraiser once you close.
Thinking about keeping the house after you leave?
A lot of families buy near MacDill planning to rent the home out when they PCS again. VA loans allow that, as long as you meet the occupancy requirement when you buy. And depending on your remaining entitlement, you may be able to use your VA benefit again at your next duty station.
Let us map it out
Every military move is a little different. If you have orders to MacDill or you are already here and thinking about buying, reach out and I will walk you through your options, get your COE pulled and give you real numbers for the areas you are looking at.
Independent mortgage broker in Tampa Bay since 2020, specializing in VA loans and helping first-time buyers, self-employed borrowers and investors. NMLS 1980188.
This article is for general education and is not a commitment to lend or financial, tax or legal advice. Guidelines vary by lender and change over time.