On a tight MacDill PCS clock and thinking about Riverview? You want a clear plan that gets you from first call to closing without surprises. Your time is limited, and Florida has a few curveballs like flood maps, insurance, and VA appraisal rules. This guide gives you a 60-day, step-by-step path tailored to VA buyers headed to MacDill, plus the tools to buy confidently even if you are still out of state. Let’s dive in.
Confirm your Riverview first
There are several places named Riverview in Florida. For a MacDill commute, buyers usually mean Riverview in Hillsborough County near Tampa. If you listed Riverview in Martin County, that is a different region and not a practical commute to MacDill. In your kickoff call, confirm the exact neighborhoods and your commute expectations so your search stays on target.
Your 60-day plan at a glance
Below is a compressed timeline that keeps you on track while protecting your interests.
Days -7 to 0: Pre-start setup
- Choose a local agent with MacDill PCS and VA experience.
- Begin your Certificate of Eligibility request and preapproval with a VA-savvy lender. You can start the COE through the VA home loan eligibility page.
- Gather documents and set your hard constraints: price, commute, HOA comfort, flood risk, and property type.
- Schedule your virtual strategy session.
Days 1–14: Search and preapproval
- Complete lender preapproval and confirm COE status.
- Review a curated list of homes that fit VA standards and your must-haves.
- Do live video tours in the evenings and run commute tests during typical traffic windows.
- Shortlist top 3–5 homes.
Days 15–30: Offers and negotiation
- Prepare one primary offer with backups ready.
- Use a VA-friendly structure: solid earnest money, clear timelines, and seller concessions within VA limits.
- Once accepted, schedule inspections immediately and have the lender order the appraisal the same day.
- Begin underwriting by sending every requested document within 24 hours.
Days 31–50: Inspections, appraisal, underwriting
- Complete general, wind mitigation, 4-point (if needed), and termite/WDO inspections quickly.
- Review results and negotiate repairs, credits, or price changes as needed.
- Track appraisal status and respond to any lender conditions as soon as they come in.
Days 51–60: Insurance binders, clear to close, signing
- Finalize homeowner, wind, and flood insurance as required by the lender.
- Clear remaining underwriting conditions and schedule your closing.
- Arrange remote signing or a limited Power of Attorney if you cannot attend in person.
- Do your final walkthrough and close.
VA loan steps that save time
A few early moves can protect your timeline.
Get your COE and preapproval early
Your COE confirms eligibility and lets the lender finish underwriting. Start it now through VA.gov’s eligibility guidance. A complete preapproval strengthens your offer and keeps appraisal and underwriting on schedule.
Plan for the VA appraisal and MPRs
The VA appraisal checks value and basic safety and livability standards. Items like a sound roof, functional systems, and safe access matter. If repairs are needed, negotiate timing and responsibility up front so you are not stuck late in the process.
Check condo approval status early
If you are considering a condo, confirm VA project approval before you fall in love. Unapproved buildings can stall your loan or add weeks to your timeline.
Use seller concessions strategically
VA allows certain seller-paid costs within set limits. Ask for targeted credits to offset closing costs or needed repairs while keeping your closing date intact.
Florida checks that can delay closing
Florida’s risk and insurance landscape affects both cost and timing. Tackle these items early.
Flood zones and elevation
Many neighborhoods are in FEMA-rated flood zones. Your lender may require flood insurance, and quotes can take time. Pull the property’s zone through the FEMA Flood Map Service Center and ask for an elevation certificate if needed.
Wind, hurricane, and property insurance
Insurers in Florida often require wind mitigation and, for older homes, a 4-point inspection. Get these as soon as you go under contract and share the reports while shopping quotes. For market context and consumer resources, see the Florida Office of Insurance Regulation.
Termite and WDO
WDO inspections are common in Florida. If treatment is required, build in time for completion and documentation to satisfy the lender and title company.
Roof age and storm protections
Insurers and appraisers pay attention to roof life and hurricane features like shutters or straps. Flag roof age early and budget time for a roof certification if requested.
Septic vs municipal sewer
If a property has septic, plan for additional inspections. Remediation or permits can extend timelines, so verify utilities during the first showing.
HOA documents and estoppel
HOA packages and estoppel letters can take several days. Order them right after contract acceptance to avoid last-minute delays.
Taxes and homestead exemption
If you will occupy the home as your primary residence, review county homestead rules and deadlines. For Hillsborough County, start with the Property Appraiser’s site and verify your filing window after closing.
School enrollment zones
If schools are part of your decision, review assignment boundaries and enrollment procedures. For neutral, up-to-date details, visit the Hillsborough County School District and confirm zoning directly.
Remote buying tools for PCS timelines
You can buy remotely with the right systems.
Live video tours and focused footage
Do real-time video walkthroughs and request close-ups of roof lines, electrical panels, HVAC labels, water stains, and exterior grading. Ask for daylight and evening views.
Remote signing or POA
Many Florida title companies support Remote Online Notarization or a limited Power of Attorney. Coordinate with your title team and consult your MacDill legal office for the proper POA format.
eSign and eRecording
Confirm your title company and county accept electronic signatures and eRecording. Digital workflows speed clear-to-close and reduce travel needs.
Movers, storage, and short-term housing
Book movers with flexible dates and clear cancellation policies. Have a short-term rental or temporary lodging backup in case closing slips.
Offer tactics for a fast close
- Lead with strong preapproval and a clear VA loan structure.
- Set a realistic but firm closing target that fits your 60-day plan.
- Keep essential contingencies, but shorten response times and order inspections day one.
- Consider seller concessions to handle repairs or closing costs while preserving your timeline.
- Use earnest money to show strength, protected by inspection and financing contingencies.
Required documents checklist
Have clean scans ready to upload on day one.
- Photo ID and Social Security number
- PCS orders and gaining command contact
- VA COE or service documentation used to obtain it
- Recent LES or pay stubs
- W-2s and tax returns if applicable
- Bank statements for assets and reserves
- Divorce decree or child support verification if applicable
- Rental history or proof of residence
- Power of Attorney if you will close via POA (confirm title and base legal requirements)
Inspections and insurance: order of operations
Schedule these immediately after you are under contract.
- General home inspection
- Wind mitigation inspection
- 4-point inspection for older homes if insurer requires it
- Termite/WDO inspection
- Roof certification if roof age is a concern
- Flood elevation certificate if the home is in a higher-risk zone
- Pool, septic, or well inspections if applicable
If the timeline slips
Even great files can hit delays from appraisal backlogs, repair negotiations, or insurance underwriting. Keep a backup plan. Short-term rental or temporary lodging, flexible movers, and possible seller rent-backs can bridge a gap. Communicate early with your chain of command and your agent so everyone stays aligned.
Work with a team that knows military moves
You deserve a smooth, disciplined process and a home that fits your life near MacDill. Our team pairs lifestyle insight with broker-level financial rigor, VA fluency, and on-the-ground support across Riverview and Tampa’s suburbs. Ready to start your 60-day plan and buy with confidence? Connect with Lori Moses to map your timeline and tour options.
FAQs
How do I confirm the right Riverview for a MacDill PCS?
- Ask your agent to verify you mean Riverview in Hillsborough County near Tampa and run commute checks during typical traffic times.
What is the fastest way to get my VA COE?
- Start online through VA.gov’s eligibility page and allow your lender to retrieve it electronically when possible.
Do I need flood insurance in Riverview?
- It depends on the property’s FEMA flood zone and lender requirements; check the FEMA Flood Map Service Center and request an elevation certificate if needed.
Which inspections should I prioritize in Florida?
- Order the general home inspection first, then wind mitigation, 4-point for older homes, and a termite/WDO inspection to support insurance and underwriting.
Can I close remotely if I have not arrived at MacDill yet?
- Yes, many title companies support Remote Online Notarization or a limited POA; coordinate with your title team and MacDill legal for proper documentation.
