You Served. You Build Anywhere.
VA Construction Loans in Nassau County — Build with $0 Down
Veterans across Nassau County with VA eligibility can build a brand-new home at any address in the county with nothing down. Fernandina Beach city lots, suburban subdivisions, rural acreage: the VA One-Time Close wraps land, construction, and your permanent mortgage into one closing, with no monthly mortgage insurance, ever.
Jim Blackburn · NMLS #1072866 · 7× Scotsman Guide Top Producer · $500M+ closed · (954) 993-1625
$0
Down Payment
100% financing of the as-completed value — the benefit you earned.
No Limit
Loan Amount · Full Entitlement
With full entitlement, VA sets no maximum — unlike FHA's county cap.
Anywhere
In Nassau County
No eligibility map — Fernandina Beach included, where USDA can't go.
$0/mo
Mortgage Insurance
VA charges no monthly MI — the biggest monthly advantage in lending.
Key Facts & Highlights
Key facts about the VA construction loan in Nassau County
- VA financing works at every address in Nassau County — no eligibility map, no income cap, no loan limit with full entitlement. (VA home loan program)
- The 2020 Blue Water Navy Act removed VA loan limits for borrowers with full entitlement — your Nassau build is sized by qualification, not a cap. (VA loan limit rules for full entitlement)
- VA underwriting is residual-income based with no fixed DTI cap — a significantly higher debt-to-income ratio is possible than USDA or FHA allow. (VA Lender's Handbook M26-7 credit underwriting)
- The one-time funding fee is financeable — and waived for veterans with a service-connected disability rating, eligible surviving spouses, and Purple Heart recipients on active duty. (VA funding fee & exemptions)
- New construction is fully eligible through the VA One-Time Close — land, site work, and construction in one closing that converts at completion. (FDIC Affordable Mortgage Lending Guide)
- Nassau County builds permit through the county offices linked below — the same offices your builder, surveyor, and closing agent will work with. (Nassau County permitting)
Every City. Every Address.
Your benefit covers all of Nassau County
USDA draws lines through this county; VA doesn't. Every community below qualifies for the $0-down VA construction loan — from urban Fernandina Beach to the most rural corner of the county.
BrycevilleCallahanFernandina BeachHilliardYulee
Your VA entitlement travels with you — it isn't tied to a base or a duty station. Guard, Reserve, active-duty, and veterans all build the same way across Nassau County. See the full VA construction guide.
Three Programs, One County
Is VA the right door for your Nassau build?
If you're VA-eligible, it's usually the strongest paper in lending. The honest three-way:
| Factor | VA | USDA | FHA |
|---|---|---|---|
| Down payment | $0 | $0 | 3.5% |
| Where in Nassau County | Anywhere — Fernandina Beach included | Eligible areas only (address check) | Anywhere |
| Income cap | None | Yes — county household limit | None |
| Monthly mortgage insurance | None | 0.35% annual fee | 0.55% typical MIP, often for the loan's life |
| Loan ceiling | No limit with full entitlement | No set maximum (income-driven) | County FHA limit applies |
| Debt-to-income | Significantly higher DTI possible — residual-income based, no fixed cap | Guideline ratios, some flexibility | Moderate flexibility |
$0 Down · Income-Qualified
USDA in Nassau County
Not VA-eligible but under the income limit and outside the urban core? USDA builds with nothing down.
USDA construction loans →3.5% Down · Everyone
FHA in Nassau County
The widest-open door: no map, no income cap, no service requirement — anywhere in the county.
FHA construction loans →The Junction
USDA · FHA · VA compared
The full three-way comparison — fees, ratios, geography, and construction paths side by side.
Compare all three programs → Build Resources
Nassau County offices you'll actually use during a build
Permits & Inspections
Building Department
Permits, inspections, and fees for a new-construction home in Nassau County.
nassaucountyfl.com Planning & Zoning
Planning Department
Setbacks, land use, and what your lot allows.
nassaucountyfl.com Parcels & Values
Property Appraiser
Parcel search and property records for every lot in the county.
ncpafl.com Maps
GIS / Parcel Viewer
Zoom to any parcel — boundaries, zoning, and flood layers.
nassaucountyfl.com Septic Permits
Health Department
OSTDS (septic) permitting for lots outside sewer service.
nassau.floridahealth.gov Utilities
Utilities Authority
Power and water service areas — or where well & septic take over.
nassaucountyfl.com County Directory
Settling into Nassau County — every office in one place
Beyond the build: the civic links every new Nassau County homeowner ends up needing.
Government
County Government
The county's official site — commissioners, departments, services.
nassaucountyfl.com Business
Chamber of Commerce
The local business network — including builders and trades.
nassaucountyflchamber.com Common Questions
Nassau County VA construction loan FAQ — 61 answers from the guidelines
Sourced from the VA Lender's Handbook (M26-7) and the One-Time Close program guides, localized to Nassau County. Reviewed by Jim Blackburn, NMLS #1072866. Click any question.
Program Basics6 Q
Do VA loans require mortgage insurance in Nassau County?
No PMI and no monthly mortgage insurance — ever. That's a structural monthly savings versus FHA and low-down conventional options for your Nassau County payment.
When does my first mortgage payment start on a VA construction loan in Nassau County?
After construction is complete and the loan converts to its permanent phase. Your first regular payment typically lands the month after conversion. In Nassau County — including around Hilliard and Yulee — the same guideline applies.
Can I get a fixed rate or an ARM on a VA loan in Nassau County?
Both exist — 15- and 30-year fixed terms plus adjustable-rate options. Fixed is the most common choice; our team prices what fits your plans. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
Can I really build a brand-new home with $0 down using my VA benefit in Nassau County?
Yes. In Nassau County, VA construction loans go up to 100% financing for eligible veterans, which means qualified borrowers can build with no down payment at all.
What's the maximum VA construction loan amount in Nassau County?
Our One-Time Close program goes up to $999,999. Veterans with full entitlement don't face a VA-imposed loan limit, but the program cap applies to the total loan. For Nassau-area families and veterans across Nassau County — Fernandina Beach, Hilliard, and beyond — the same rule applies.
What loan terms are available on a VA construction loan in Nassau County?
A 30-year fixed mortgage. The construction phase in front of it typically runs 4, 6, 9, or 12 months depending on the project in Nassau County.
VA Eligibility & Entitlement8 Q
What credit score do I need for a VA construction loan in Nassau County?
Our program looks for a 650 minimum credit score for both site-built and manufactured homes. VA itself doesn't set a score, but construction lending carries its own requirements. In Nassau County — including around Hilliard and Yulee — the same guideline applies.
My discharge wasn't honorable — am I out of options on a VA construction loan in Nassau County?
Not necessarily. An honorable period of service can establish eligibility even with a later less-than-honorable discharge, and discharge upgrades or VA character-of-discharge reviews are available. Worth a real conversation. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
Can I build a second home or rental property with a VA construction loan in Nassau County?
No. In Nassau County, VA construction loans are for a primary residence you'll occupy — one unit, owner-occupied only.
What is a Certificate of Eligibility (COE) and do I need one to build on a VA construction loan in Nassau County?
The COE is the VA's document confirming your home in Nassau County loan benefit. Yes, you need one — and we can usually pull it electronically in minutes during your application.
Do disabled veterans get any extra advantage on a VA construction loan in Nassau County?
Yes — veterans receiving VA disability compensation are exempt from the VA funding fee, which is a meaningful savings on a construction loan of any size. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Does active duty for training count toward eligibility on a VA construction loan in Nassau County?
By itself, no — training time doesn't count as active duty for VA loan purposes. The six-year Selected Reserve/Guard path is usually how drilling members qualify. For Nassau-area families and veterans across Nassau County — Hilliard, Yulee, and beyond — the same rule applies.
Can surviving spouses use the VA home loan benefit in Nassau County?
Yes — unremarried surviving spouses receiving qualifying DIC, spouses of service members MIA or POW over 90 days, and certain remarried spouses (after age 57, on or after Dec 16, 2003) may qualify, including for construction. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
Can I use my VA loan benefit more than once in Nassau County?
Yes — it's reusable for life. Sell and pay off the prior VA loan and your full entitlement restores; there's also a one-time option to restore after paying off the loan while keeping the home in Nassau County.
Property, Land & Site7 Q
Can I build in a new development where the builder owns the lots on a VA construction loan in Nassau County?
Yes — if the builder is using their own funds to build, you purchase at completion with a VA loan. If you want the lot and build financed together, the One-Time Close handles it. In Nassau County — including around Fernandina Beach and Hilliard — the same guideline applies.
Is there an acreage limit on VA loans in Nassau County?
VA doesn't set a hard acreage cap. The appraisal must support the value of the home and homesite with comparable sales, which larger Nassau County parcels usually can.
Are there location limits on where I can build with a VA loan in Nassau County?
No geography restriction at all — unlike USDA, VA works on any eligible property in Nassau County, from downtown Fernandina Beach to acreage outside Hilliard. Your service earns the benefit, not the map.
Can I put a manufactured home on my Nassau County land with VA?
Yes — VA finances manufactured homes and lots. Homes permanently affixed as real estate follow standard rules; non-affixed manufactured homes carry a different funding fee structure. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
What are VA minimum property requirements on a new build in Nassau County?
Safe, sound, and sanitary — structurally solid, working mechanical systems, safe water, adequate drainage and access. Your Nassau County plans are reviewed against these standards before the Notice of Value is issued.
Does my land need utilities, well, or septic in place on a VA construction loan in Nassau County?
The completed home must meet VA minimum property requirements — safe water, sanitary systems, access. Well and septic are fine in rural Nassau County; they're tested and documented during the process.
Who can own the lot at closing on a VA construction loan in Nassau County?
The borrower, the builder, or a bona fide third party — with a land contract separate from the builder contract when you're purchasing it. Plenty of flexibility here. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Credit & Ratios4 Q
How long after bankruptcy can I get a VA loan in Nassau County?
Typically two years after a Chapter 7 discharge, and as little as one year into a Chapter 13 with satisfactory payments. The story behind it matters as much as the date. In Nassau County — including around Hilliard and Yulee — the same guideline applies.
What credit score do I need for a VA loan in Nassau County?
VA sets no minimum credit score. Lenders set their own standards — commonly around 620 — but VA's flexibility means bruised credit gets a real look, not an automatic no. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
Can I qualify after a foreclosure on a VA construction loan in Nassau County?
Yes — a past foreclosure doesn't permanently bar you. Lenders weigh the cause and your credit since; if prior VA entitlement was charged, that portion must be repaid before it's restored. For Nassau-area families and veterans across Nassau County — Yulee, Bryceville, and beyond — the same rule applies.
I had late payments — when is my credit considered re-established on a VA construction loan in Nassau County?
Outside bankruptcy, satisfactory credit is generally considered re-established after 12 months of clean payments following your last derogatory item being resolved. In Nassau County — including around Fernandina Beach and Hilliard — the same guideline applies.
Construction & Builders16 Q
Can I really build a home with $0 down using my VA benefit in Nassau County?
Yes. With full entitlement there's no down payment requirement and no loan limit on a VA construction loan — the guaranty takes the place of your down payment on the Nassau County build, as long as you qualify and the home appraises.
Can I build the house myself with a VA construction loan in Nassau County?
No. Self-builds and do-it-yourself construction aren't allowed. A licensed, approved general contractor must build the home in Nassau County on a turnkey basis.
Can a family member be my builder on a VA construction loan in Nassau County?
No. In Nassau County, The builder relationship must be arm's length — family members can't serve as the builder or contractor, even if they're licensed.
Who verifies the work before a draw is paid on a VA construction loan in Nassau County?
An independent inspection confirms the percentage of completion for each line item on the builder's cost breakdown. The draw amount is matched to verified, completed work. In Nassau County — including around Yulee and Bryceville — the same guideline applies.
What is a Loan in Process (LIP) or draw account on a VA construction loan in Nassau County?
It's the escrow account holding your construction funds after closing. Money leaves it only through approved, inspected draws to your builder — the financial backbone of the One-Time Close. In Nassau County — including around Fernandina Beach and Hilliard — the same guideline applies.
What is a contingency reserve — do I need one on a VA construction loan in Nassau County?
It's a cushion for surprises, up to 15% of construction cost. It isn't required, but your lender may include one if the Nassau County project warrants it.
How does my Nassau County builder get a VA builder ID?
It's a short registration with VA — the builder submits their information and receives an ID number. Combined with our construction partner's registration package (licensing, insurance, references), most builders are approved without drama. In Nassau County — including around Hilliard and Yulee — the same guideline applies.
Is termite treatment required on new construction on a VA construction loan in Nassau County?
In most states, yes — soil treatment or preventative measures with the standard termite documentation are required on VA new builds. Your builder includes it in the budget. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
What if the builder is financing construction with their own money on a VA construction loan in Nassau County?
Then it isn't a VA construction loan — it's a purchase. You'd buy the completed home from the builder with a standard VA purchase loan, still with $0 down if you have full entitlement. For Nassau-area families and veterans across Nassau County — Yulee, Bryceville, and beyond — the same rule applies.
Is there a holdback on draws on a VA construction loan in Nassau County?
Yes — a 10% holdback applies to each draw on government construction loans, released with the final draw when the home in Nassau County is 100% complete. It keeps everyone motivated to finish strong.
What's the very first step toward building on a VA construction loan in Nassau County?
Pull your Certificate of Eligibility and get your builder and budget aligned before anything else. Hit 'See My Options' and our team maps the whole One-Time Close path for your Nassau County build in one conversation.
Does my new home come with a warranty on a VA construction loan in Nassau County?
Yes. In Nassau County, VA new construction includes a one-year builder warranty, and many builds carry a 10-year insured structural warranty as well. That's on top of building it all brand-new to current code.
Can I build a duplex or multi-unit property on a VA construction loan in Nassau County?
VA allows up to 4 units when you occupy one as your home. On new construction, the project must appraise and meet VA requirements — a strong house-hacking play for Nassau County Veterans.
Can I act as my own general contractor and hire the subs on a VA construction loan in Nassau County?
No. In Nassau County, Borrowers can't act as their own GC or hire their own subcontractors on this program. One approved general contractor runs the entire project.
Why does the lender need plans and specs on a VA construction loan in Nassau County?
The appraiser values the home in Nassau County "as completed" from the plans, specs, and builder contract — before it exists. Complete, accurate plans are what make a construction appraisal possible.
When does my VA construction loan become my regular mortgage in Nassau County?
At completion. After the final inspection, your lender modifies the loan to its permanent terms — no second closing, no re-qualifying on a One-Time Close. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Fees, Money & Timing7 Q
Can I get cash back at closing on a VA construction loan in Nassau County?
No. In Nassau County, Borrowers can't receive funds, reimbursements, or cash back from the transaction — a small principal reduction at closing is the only exception.
Can the seller or builder pay my closing costs on a VA construction loan in Nassau County?
Yes — any party can pay fees on your behalf, and seller concessions up to 4% of the loan can cover closing costs, points, and more. On new builds, builder-paid costs are a common negotiation. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
What closing costs should I expect on a VA loan in Nassau County?
Typical items: appraisal, credit report, title work, recording fees, up to a 1% lender origination charge, and any discount points you choose. VA also caps what categories you can be charged. In Nassau County — including around Yulee and Bryceville — the same guideline applies.
Who is exempt from the VA funding fee in Nassau County?
Veterans receiving (or entitled to receive) VA disability compensation, Purple Heart recipients on active duty, and surviving spouses receiving DIC. Exemption status appears right on your COE. For Nassau-area families and veterans across Nassau County — Fernandina Beach, Hilliard, and beyond — the same rule applies.
How do taxes and insurance get paid after closing on a VA construction loan in Nassau County?
Usually through an escrow account: your servicer collects a slice of each payment and pays property taxes and homeowner's insurance when due. Expect small annual adjustments as Nassau County taxes and premiums change.
What are construction "soft costs" and who pays them on a VA construction loan in Nassau County?
Soft costs are the construction-phase expenses — administration, inspections, interim financing costs. On this program they're budgeted into the builder's price of the home in Nassau County, not charged to you as closing costs.
I gave my builder a deposit. What happens to it on a VA construction loan in Nassau County?
Verified deposits are credited to you in the transaction — they count toward your side of the deal rather than disappearing. Keep the paper trail; every dollar must be documented and sourced. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
Process, Docs & Underwriting8 Q
What if I hit financial trouble after moving in on a VA construction loan in Nassau County?
Call your servicer early — repayment plans, forbearance, and loan modifications exist specifically to avoid foreclosure. VA loan technicians at 877-827-3702 can also intervene on VA-guaranteed loans. In Nassau County — including around Yulee and Bryceville — the same guideline applies.
The appraisal came in low — what are my options on a VA construction loan in Nassau County?
Four moves: request a Reconsideration of Value with fresh comps, renegotiate the price, bring the difference in cash, or use the escape clause and walk with your earnest money. We run the ROV play first. In Nassau County — including around Fernandina Beach and Hilliard — the same guideline applies.
What are the bankruptcy and foreclosure waiting periods on a VA construction loan in Nassau County?
Generally two years from a bankruptcy discharge and three years from a foreclosure, measured to case number assignment. Individual situations vary — we review yours specifically. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Can I change jobs or finance a truck during construction on a VA construction loan in Nassau County?
Since there's no requalification after closing on this program, you have more breathing room than on other construction loans — but keeping your finances steady through completion is always the smart play. Talk to us before any big move. In Nassau County — including around Hilliard and Yulee — the same guideline applies.
Can I have a non-occupying co-borrower on a VA construction loan in Nassau County?
Acceptable non-occupying co-borrowers are allowed, though the home in Nassau County must still be the veteran's owner-occupied primary residence.
Do I need a home inspection on new construction on a VA construction loan in Nassau County?
VA highly recommends one even on new builds — the appraisal isn't an inspection. Draw and final inspections verify completion, but an independent inspector checking your Nassau County build is cheap insurance.
Do I have to requalify after the home is built on a VA construction loan in Nassau County?
No. In Nassau County, Once you close, there's no requalification when construction completes — the loan simply converts to its permanent phase. That certainty is one of the strongest features of the One-Time Close.
When exactly does the VA loan convert to the permanent mortgage in Nassau County?
When construction is 100% complete: final inspection, signed completion certificate, and final title work wrap up, then the loan rolls into its permanent phase and your regular payments begin the following cycle. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Comparisons5 Q
Should I build new or buy an existing home on a VA construction loan in Nassau County?
Building gets you the exact home on the exact land — with VA, at $0 down. Existing homes close faster. Inventory around Hilliard and Yulee often makes the decision; we price both paths so you choose with numbers.
Is a VA renovation loan the same thing as a VA construction loan in Nassau County?
No — a renovation loan fixes up an existing home, while a construction loan builds a new one from the ground up. If you're deciding between a fixer-upper and new construction, we can run both scenarios. In Nassau County — including around Callahan and Fernandina Beach — the same guideline applies.
VA vs. conventional construction loan — how do they compare in Nassau County?
Conventional construction typically wants 10% down and a higher credit score, and adds mortgage insurance above 80% financing. VA offers 100% financing at a 650 score with no monthly mortgage insurance — the strongest construction financing available to those who've earned it. In Nassau County — including around Yulee and Bryceville — the same guideline applies.
VA vs USDA construction loan in Nassau County — which applies to me?
USDA depends on an eligible Nassau County address and household income under the limit. VA depends on your service — no income cap, no geography limit, buildable even in Fernandina Beach. Dual-eligible buyers get both priced side by side.
Why do builders like working with VA One-Time Close buyers in Nassau County?
The builder gets a fully approved buyer whose financing can't fall apart at completion — no requalification risk — plus reliable staged draws as work completes. It expands their buyer pool to veterans with no down payment saved. In Nassau County — including around Bryceville and Callahan — the same guideline applies.
Local Pulse
What's happening in Nassau County
Jacksonville Daily Record · 2026-06-26
Regional Project Update, Nassau and St. Johns Counties: D-BAT exploring site, Madison Seagrass multifamily community broke ground and more
Madison Seagrass multifamily community groundbreaking signals active residential development and housing supply growth in Nassau County.
Updated automatically — sources are original local publishers.
You earned this benefit. Use it to build.
Jim Blackburn (NMLS #1072866) — $500M+ closed, VA construction files handled daily. Straight answers on your entitlement, your lot, and your build.
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VA eligibility is determined solely by the Department of Veterans Affairs. Program guidelines and fees are subject to change. This page is educational and is not a commitment to lend or a guarantee of approval. Not affiliated with or endorsed by the Department of Defense.