For a while after the 2024 changes to how real estate agents are paid, veterans using a VA home loan were stuck in a bind. VA rules did not allow them to pay their own buyer’s agent. If the seller would not cover the agent’s fee, a veteran could end up choosing between their VA benefit and having someone in their corner. That gap has been fixed, and November, which is National Veterans and Military Families Month, is a good time to explain what it means.
What the problem was
In August 2024, new industry rules took effect after a national settlement over agent commissions. Sellers can still offer to pay the buyer’s agent, but that offer can no longer be posted on the MLS, and buyers now sign a written agreement with their agent before touring homes.
For most buyers, that meant one more thing to negotiate. For veterans, it was a bigger problem. VA rules limit which fees a veteran borrower may pay, and a buyer’s agent commission was not on the allowed list. So if the seller said no, a veteran using VA financing had no clean way to pay the agent they had hired.
What changed
- VA opened the door. In June 2024, VA issued Circular 26-24-14, effective August 10, 2024. It allows veterans to pay reasonable and customary buyer-broker charges in markets where that compensation can no longer be set through the MLS, which now includes ours.
- Veterans can pay their agent directly. When the seller does not cover the buyer’s agent, the veteran can. The seller can still pay all or part of it, and VA does not count a seller-paid agent fee as a seller concession.
- A few rules apply. The agent’s fee cannot be added to the loan amount, so it has to come from the veteran’s own funds at closing, and the lender counts it when checking that the veteran has enough cash to close. The buyer-broker agreement becomes part of the loan file.
- The new housing law adds disclosures. The 21st Century ROAD to Housing Act, which became law on July 11, 2026, adds a notice to the standard mortgage application telling applicants they may qualify for a VA home loan, and strengthens disclosures so borrowers can compare VA financing with FHA and conventional loans.
VA described its 2024 change as temporary while it developed a longer-term policy. Lenders have continued to follow it, and the National Association of REALTORS® has since confirmed that veterans can now pay their own agent when the seller does not.
What this means for veterans buying in South Florida
- You do not have to give up representation to use your VA benefit. Ask the seller to pay your agent first. If they will not, you can still close with your VA loan and pay your agent yourself.
- Plan the cash. Because the agent’s fee cannot be financed, talk with your agent early about how it will be paid, and make it part of your offer strategy. Asking the seller to cover it is often the first move.
- Your VA benefit is still one of the strongest loans available. No down payment in most cases, no monthly mortgage insurance, and veterans with a service-connected disability rating are generally exempt from the VA funding fee.
- Compare your options. The new disclosures are meant to help you see a VA loan side by side with FHA and conventional loans. Ask your lender for that comparison in writing.
Florida property tax benefits for veterans
Florida adds its own savings on top of the VA loan. Apply with your county property appraiser:
| Exemption | Who qualifies | Benefit |
|---|---|---|
| Disabled ex-servicemember | Honorably discharged Florida residents with a disability rating of 10% or more | $5,000 off assessed value |
| Total and permanent disability | Honorably discharged Florida residents with a service-connected total and permanent disability, on their homestead | Full exemption from property taxes on the homestead |
| Age 65 and older, partial disability | Veterans 65 and older with a service-connected disability, on their homestead | Discount equal to the VA disability rating percentage |
| Deployed servicemember | Members deployed outside the U.S. in a qualifying operation in the prior year | Exemption matching the share of the year deployed |
These are in addition to Florida’s regular homestead exemption. A surviving spouse may be able to keep some of them.
Thank you for your service
If you are a veteran or service member thinking about buying in Palm Beach, Broward, Martin, St. Lucie or Indian River County, we can walk you through how your agent will be paid, which homes work with VA financing, and which Florida exemptions you can claim. Reach out to Paul Christle or call (561) 420-9620, or start with our Find Your Home tool.
Sources: VA Circular 26-24-14; Bipartisan Policy Center summary of the 21st Century ROAD to Housing Act; Florida Department of Revenue, exemptions for veterans (PT-109); National Association of REALTORS®. As of November 2026.