Keneshia Haye & Florida Gateway Realty
Serving the Jacksonville, FL, and surrounding cities.
The ultimate real estate team to make your real estate goals a reality.
I’M HELPING 10 VETERANS THIS MONTH TO GET A
NEW CONSTRUCTION HOME FOR NOVEMBER
VA Home Benefit | Quick Wins
Note: Exact terms depend on lender, your entitlement, property type, and underwriting.
What You’ll Need | Checklist
Myths vs Facts
Myth: VA loans take longer, and sellers don’t like them.
Fact: Turn times are similar to other loans with the right lender; appraisals follow standard timelines.
Myth: VA loans can’t be used on new construction.
Fact: You can purchase new construction; we’ll coordinate incentives and builder timelines.
Myth: You must be a first-time buyer.
Fact: Not required. VA benefits are reusable (with entitlement considerations).
Myth: I need a down payment.
Fact: Many qualified buyers close with $0 down; you still cover closing costs/prepaids, often reduced with credits.
Proudly serving Duval, Clay, St. Johns, and Nassau counties.
Keneshia Haye | US Army Veteran | Realtor
Credit is from Keneshia Haye & Florida Gateway Realty, applied at signing.
- Sign with FGR Nov 1–30, 2025, and close by Jan 31, 2026.
- May be used toward Binder/Earnest Money per lender rules.
- Valid in Jacksonville & surrounding cities (Duval, Clay, St. Johns, Nassau).
- One credit per transaction; some restrictions apply.
How credits reduce your cash to close (illustrative)
Home price: $250,000
Builder concessions: $20,000
FGR Realtor credit: Up to $2,000
Loan type: VA ($0 down), VA funding fee financed (or waived if exempt)
1) Typical buyer costs on VA (before credits)
(This is a ballpark; your lender/title will give exact figures)
- Closing costs (lender + title + gov. fees) ~ 3% → $7,500
- Prepaids/escrows (taxes, insurance, interest) ~ 1.3% → $3,250
- Appraisal → $650 (paid before closing)
- Inspection(s) → $500 (paid before closing)
- Binder/Earnest Money (≈1%) → $2,500 (paid at contract)
Subtotal to cover: $7,500 + $3,250 + $650 + $500 = $11,900
(Binder $2,500 is a prepayment that becomes a closing credit.)
2) Apply credits at closing
- Builder concessions: $20,000
- FGR Realtor credit: Up to $2,000
- Total potential credits: Up to $22,000
Credits first cover:
- Closing costs ($7,500) ✅
- Prepaids/escrows ($3,250) ✅
- Reimburse appraisal ($650) ✅
- Reimburse inspection(s) ($500) ✅
Credits used so far: $11,900
Credits remaining: Up to $10,100 (can go to rate buydown/allowable items; subject to VA/lender caps & builder policy)
Net out-of-pocket across the whole process:
- You paid $2,500 binder + $650 appraisal + $500 inspection = $3,650 before closing.
- Those amounts can be reimbursed by credits at closing, so your net after settlement ≈ $0 (assuming caps aren’t exceeded and all items are allowable by lender and VA).
Note:
- Credits are not cash back. They reduce allowable buyer costs up to program/lender caps and can’t exceed actual charges.
- VA limits: certain “seller concessions” have a 4 % limits; normal closing costs are separate.
- Numbers vary with rate, taxes, insurance, and funding-fee status (exempt vs financed). Your lender will show you your personalized estimate.
Let’s work together.
Let me guide you every step of the way in the home buying journey.
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