Some house tours are downright terrifying, but finding your dream home shouldn't feel like a horror movie!

VA loans can help veterans and active-duty service members turn their dream of homeownership into a reality. Partly guaranteed by the U.S. Department of Veterans Affairs, they don’t require down payments or charge monthly mortgage insurance, unlike many other loan programs. If you or a loved one are eligible for a VA loan, you may be wondering where to buy a home. According to Military.com , Texas , Florida , North Carolina , Virginia , and Tennessee are all solid options. “What makes these states attractive isn't necessarily one standout benefit. It's the combination of things that can make life after the military a little easier, whether that's keeping more of your retirement income, finding a good civilian job, or living somewhere with a strong veteran community,” says Chris Birk , vice president of mortgage insight at Veterans United Home Loans in Columbia, MO . By becoming familiar with what each state has to offer, you could narrow down your home search and find a property that aligns with your lifestyle budget. 5 states worth considering when buying a home with a VA loan From no property taxes and lower housing costs to veteran-specific tax breaks, these military-friendly states can make homeownership more accessible and affordable. Virginia is among the states that offer a real estate exemption for qualifying veterans. (Getty Images) 1. Virginia According to data from the VA , Virginia is one of the leading states for VA-backed loans, likely due to its large military population and steady real estate market growth. “Northern Virginia’s proximity to government facilities like the Pentagon, Fort Belvoir, and Marine Corps Base Quantico allows many veterans to transition into federal or defense-related employment without uprooting their families,” says Dell Jeanty , real estate agent at Dell Residential in Arlington, VA . The state offers real estate tax exemption for qualifying veterans with a 100% service-connected, permanent and total disability. Additionally, due to the major military installations and frequent military relocations, Virginia has a high concentration of assumable loans. “This means you could potentially take over a seller's lower, locked-in historical interest rate and further your savings as a veteran,” Jeanty adds. There is a growing community of military families in North Carolina. (Getty Images) 2. North Carolina Many markets in North Carolina , including Charlotte , offer opportunities for veterans at different stages of life, whether you’re transitioning to a civilian career or retiring. “There’s an established veteran community and plenty of ways to build new connections through work, recreation, and shared interests. You can choose city living or quieter settings with more land while enjoying professional sports, outdoor activities, and travel access,” says Ashley Horton , global real estate adviser at Premier Sotheby's International Realty in Charlotte . Also, military installations across the Carolinas like Fort Liberty and Camp Lejeune are within driving distance, and highway connections and a major airport keep you connected to other markets. Plus, North Carolina lets qualifying military retirees deduct military retirement pay from state taxable income. “Compared with markets in other states, those in North Carolina can give you more home, more space, and more options for the same budget. If you’re relocating from higher-cost cities, the equity from your previous home can stretch further here,” adds Horton. Florida continues to be desirable to military familes. (Getty Images) 3. Florida Florida is one of those states where you’ll never run out of things to do. You can enjoy country living with land and wide-open spaces, a coastal environment with beautiful beaches and waterways, or a neighborhood close to shopping, restaurants, and entertainment. And of course, you can’t beat being able to enjoy the outdoors almost year-round. “I live and sell in the Orlando area, which is most well known for the Disney and Universal theme parks. In fact, Universal Studios Orlando just opened the Epic Universe park—fun for the whole family,” says Christina Rordam , a real estate agent at Florida Realty Investments in Orlando . Also, since there are fewer homebuyers to compete with in Florida, you may have more leverage to negotiate ideal terms. According to Rordam, there are currently two groups of sellers: the motivated and the unrealistic. “The motivated home sellers are moving for job transfers, divorcing, having kids, and needing more space. These types of life events really encourage sellers to take a long, hard look at the current market and cut buyers a good deal,” Rordam explains. In the past, it was almost unthinkable to negotiate price, repairs, and closing costs. Now, it's much more likely. Rordam has a cash buyer for whom she negotiated $1,600 in repairs and $20,000 off the purchase price on a home that had been on the market less than a week. In addition, Florida has no state individual income tax and some valuable property tax benefits for qualifying veterans. “For example, certain veterans with service-connected disabilities may qualify for additional homestead property tax exemptions, and veterans with qualifying total and permanent service–connected disabilities may be eligible for a full exemption from property taxes on their homestead. Those savings can make a real difference in the overall cost of owning a home,” says Sheena Haney , broker and owner at Haney Signature Realty in St. Augustine, FL . To Haney, Florida is more than just a place to buy a home. “It’s a place where you can really enjoy the lifestyle, raise a family, retire, and make lasting memories,” adds Haney. Texas has a plethora of options. (Getty Images) 4. Texas Texas gives veteran buyers something incredibly valuable: options. In Central Texas, for example, you’ll find everything from established neighborhoods to new construction, where builders may offer incentives to make homeownership more affordable. “San Antonio is especially attractive because of its relatively low cost of living, allowing many military families to stretch their housing budgets further,” says April Guerra , real estate agent at LPT Realty in Leander, TX . Put simply, the Lone Star State doesn’t force you to sacrifice space, amenities, or lifestyle to find a home within your budget. “If you’re a veteran looking to establish roots after military service, that flexibility can make a meaningful difference,” Guerra explains. Texas also has a long-standing connection to the military. “I grew up in San Antonio , proudly known as Military City, USA, home to Joint Base San Antonio, including Fort Sam Houston, Lackland, and Randolph. Now, working in the Austin area, I'm also near Camp Mabry and Fort Hood. Military families are an important part of these communities,” says Guerra. There’s an established VA healthcare system as well. “For example, in the Dallas-Fort Worth Metroplex, Dallas has a full-service VA hospital.  Fort Worth has a large VA outpatient clinic,” says Elizabeth Lane , real estate agent at HomeSmart Realty in Dallas . Additionally, Texas offers no state individual income tax, potential property tax exemptions for qualifying disabled veterans, and access to military and veteran support networks. There's also a strong sense of community and diverse employment opportunities. “Companies like Lockheed Martin and Bell Textron have a large presence in North Texas and like to recruit veterans,” adds Lane. There are four military bases in Tennessee, making it another desirable location. (Getty Images) 5. Tennessee Tennessee offers a unique mix of benefits for military homebuyers. First and foremost, there’s no state income tax. “On top of that, Tennessee has some of the lowest property taxes in the U.S., ranking roughly eighth to 10th lowest, depending on the specific index,” says Wendy Monday , real estate agent at Broker Onward Real Estate in Nashville, TN . By contrast, states such as New Jersey and Illinois have significantly higher tax rates, which add considerably to the cost of homeownership. Also, Nashville is one of the premier healthcare hubs in the country, making top-quality medical care exceptionally accessible locally. It boasts an incredibly high density of Level 1 Trauma Centers, top-tier children's hospitals, and specialized emergency rooms right in the metro area. “You won't have to travel to another city or state if you or a family member ever face a complex diagnosis or require a rare medical specialist,” Monday explains. #AdamsCameron #Since1963

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Mortgage applications  fell last week, even as interest rates on home loans declined for the third week in a row, giving buyers some relief. For the week ending Oct. 30 the Mortgage Bankers Association's Market Composite Index —a measure of total mortgage loan application volume—decreased 1.2% on a seasonally adjusted basis from one week earlier. The Purchase Index, which measures the volume of mortgage applications  to purchase a single-family home, decreased 2% from one week earlier after seasonal adjustment. Purchase applications were down 19% from a year ago. According to MBA calculations, the average contract interest rate for 30-year fixed mortgages with conforming loan balances is 7.3%, a slight decrease from last week's rate of 7.37%. Rates averaged 6.17% a year ago. Mortgage rates dropped to 7.24% last week from 7.32% the week before, according to a separate survey from Freddie Mac . "Mortgage rates drifted down to their lowest level since September 2026 last week in the wake of the Federal Reserve’s decision to hold on additional rate hikes at its October meeting,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “While the 30-year rate declined to 7.3%, activity is still quite slow, with purchase application volume down for the week and refinance volume effectively flat at a very low level." As we have highlighted in recent weeks, more borrowers are choosing ARMs in this environment to lower their initial payments, with the ARM share at its highest level since September 2025.” That's pushed more borrowers to pursue riskier adjustable-rate mortgages. According to Fratantoni, the share of ARM applications is at its highest level since September 2025. ARM rates are nearly a full percentage point lower than the 30-year fixed mortgage rate, and the share of ARM applications increased week over week from 11.3% to 11.4%. The share of FHA loan applications decreased to 16% from 16.6% the prior week. The VA share of total applications increased to 11.2% from 11% the prior week. And the USDA share of total applications increased to 0.6% from 0.5% the week prior. Meanwhile, the refinance share of mortgage activity increased to 39.8% from 38.9% the previous week. Though the overall refinance index increased .1% from the previous week, it was 60% lower than the same week one year ago, as homeowners remain locked into their lower interest rates. While Federal Reserve Chairman Kevin Warsh and the Federal Open Market Committee opted not to raise rates again last week, rate watchers are looking ahead to December when the Fed meets again to decide on rates. CME Group's FedWatch has the likelihood of an additional rate hike at just under 80%. With Democrats wresting control of the House and Senate on Tuesday, voters will be watching to see what economic policies are instituted to help make housing more affordable. "Many Democrat campaigns tapped into voter dissatisfaction with the economy, a winning strategy in 2026. Democrats have a clear mandate to focus on pocketbook issues, but whether they can translate that into a legislative agenda that delivers on that mandate remains to be seen," said Realtor.com senior economist Jake Krimmel . "Legislative options are likely to be limited in a divided Washington where a Democratic House and Senate will either need to work with the Republican White House or find enough Republican legislative support to override a likely veto," he added. How mortgage rates are calculated Mortgage rates are calculated based on various factors in the economy, and the length of your loan and credit score will also factor into the mortgage rate you qualify for . The 30-year mortgage rate is tied to the yield of the 10-year Treasury note, because most 30-year mortgages are either paid off or refinanced in roughly eight to 11 years. That makes the duration on the loans roughly comparable, and mortgage lenders use the 10-year Treasury as a benchmark for setting rates, adding on a risk premium. Long-term yields for Treasury notes are determined by a number of factors, including the supply of and demand for U.S. government debt, and investor expectations for inflation over the life of the bonds. #AdamsCameron #Since1963

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The national housing market is feeling the chill as high borrowing costs are forcing frustrated buyers to throw in the towel, yet sellers are largely digging in to wait out the slump. Two key metrics—price cuts and delistings —tell the story of American home sellers' resilience in the face of adversity this fall. Across the U.S., about 4.4% of active listings were pulled off the market in October, down from 4.6% a year ago, according to the latest Realtor.com® monthly housing market trends report released on Wednesday. On a monthly basis, the delisting rate has ticked up slightly from 4% in September, in line with typical seasonal trends, but no more than that, even with mortgage rates well exceeding 7% and buyer demand waning. According to Realtor.com senior economist Jake Krimmel , delistings matter because they act as a canary in the coal mine. A jump in the delistings rate could be a sign of a housing market in distress. However, the October findings show that sellers are not ready to take their ball and go home yet. "Job relocations, family circumstances, and financial challenges are among the top reasons I am seeing sellers stay on the market rather than withdraw and wait until spring," Josh Stimpson , a real estate agent at The Realtive Group of Reliant Realty in Nashville, TN, tells Realtor.com. "The rising cost of living is also a major factor, prompting many sellers to seek more affordable housing." Price cuts plateau The other key data point used to assess the strength of the U.S. housing market is price cuts. According to the latest housing market data, much like with delistings, there has not been a dramatic change up or down in the share of listings offering discounts, although it remained elevated. For the fourth consecutive month, more than 1 in 5 active listings (20.5%) saw a price cut, marking the highest October reading since 2022 and the second highest this year, trailing only September, which set a four-year record. However, Krimmel points out that the national price cut rate actually retreated 0.3 percentage points month over month, snapping a nine-month streak of monthly gains. Annually, the share of active listings with price cuts ticked up by just 0.2 percentage points. Sellers "are getting used to not everything selling quickly," Learka Bosnak , an agent with of Heather & Learka Team at Douglas Elliman in Beverly Hills, CA , tells Realtor.com. "They aren’t seeing compelling evidence that a slightly lower price will lead to a quick sale. Plus, they aren't feeling a lot of pressure monthly because so many have low-interest-rate mortgages." A pause, not a panic A pause, not a panic Taken together, the October delisting and price cut readouts lead to one conclusion concerning the present state of the market. "Right now, it looks more like a seller pause than an exodus," says Krimmel. "Sellers are disengaging rather than showing signs of distress." Regionally, price reductions remained least common in the systemically undersupplied Northeast (16.8% of listings) and most common in the West (21.9%), with the Midwest and South falling in between at 21% each. Across the 50 largest metro markets, 12 saw price cuts on a quarter or more of the listings, unchanged from September. Thirty-four of the metros are running above their year-ago cut rate, down from 36 in September. At the local level, price discounts in October were most common in Indianapolis (31.8%), Denver (31.3%), and Portland, OR (31.1%). While the delisting and price cut numbers stop short of signaling a panic among sellers, October trends do point to a noticeable pullback. New listings and pending sales slump New listings—a measure of homeowners putting their properties on the market—dropped 9.5% from September and 7.5% from a year ago, marking the steepest decline in more than three years. "Sellers know this is a poor time to list, and you do not list into weak demand unless you need to," notes Krimmel. At the same time, pending sales plunged 10.5% year over year—the biggest annual drop since October 2023. However, active listings jumped 7.4% year over year, topping 1.18 million homes for sale—the fourth consecutive month of accelerated growth. This reflects properties piling up on the market as buyers see their purchasing power diminished by surging 30-year mortgage rates, which averaged 7.33% in October. For context, that is a staggering 107 basis points above October 2025 levels and 53 basis points higher than at the start of September. "Elevated interest rates and ongoing affordability challenges have caused many buyers to pause, and the midterm election may be adding to that hesitation," notes Stimpson. "As a result, showing activity has declined and days on market are rising, particularly in Nashville and the surrounding areas." Silver lining for buyers However, patient buyers willing to stick it out can still find attractive deals and see their negotiating position strengthened. "Buyers can often retain their inspection, appraisal, and financing contingencies while also requesting additional repairs, a longer closing period, or a home warranty," says Stimpson. "Properties with extended market exposure may offer even greater leverage, including opportunities to negotiate a lower purchase price or secure seller concessions." Looking ahead to late fall and winter, the Nashville agent says there are some encouraging signs on the horizon, including gradually easing mortgage rates, closings holding steady in Middle Tennessee, and premium listings continuing to attract multiple offers. Yet, both Stimpson and Bosnak agree that what the market sorely lacks is a sense of certainty. "No one is sure what the market or the world will look like in a year, so it doesn’t feel weird to lean into that wait-and-see part of human nature," says the Beverly Hills agent. #AdamsCameron #Since1963

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As temperatures start dropping, the annual migration of snowbirds begins. For seasonal residents who are staying for longer than a vacation, many factors influence where they’ll hang their coat for the winter months. In a new ranking of the best cities for snowbirds from Storage Cafe , Florida and Texas dominate the top 10. Among the top ten, Polk County , FL, accounted for three slots: Winter Haven at No. 1, Lakeland at No. 2, and Lake Wales at No. 10. Found in between Tampa and Orlando , Polk County is known for its massive network of freshwater lakes and laid-back living away from the coast. Winter Haven and nearby Lakeland have a lot to offer those choosing their winter destination. The cities have easy access to tourist attractions in Orlando, and are under two hours from beaches at either side of the Florida peninsula, but with fewer expenses. “Lakeland is right in the middle of Central Florida and is less expensive than being, say, in Tampa or Orlando,” Lakeland real estate agent Brian Stephens told Realtor.com. “We’re still pretty affordable compared to being on the coast.” Storage Cafe says it came up with the list after analyzing criteria important to retirees and remote workers, such as a good climate between October and March, access to beaches, parks, and golf, housing costs, and other costs of living . As of October 2026, the median listing price for a home in the state of Florida is $409,950, according to Realtor.com listing data . The median listing price in Winter Haven is significantly lower at $288,100. Winter Haven is home to eight golf courses, an exciting restaurant scene, and plenty of shopping for residents to enjoy, according to Stephens. Renee Butler , a Winter Haven real estate agent with The Butler Team , likes to point out that you can find “a block, a whale, and a mouse,” all within 30 miles. She’s referring to Lego Land, which is found in Winter Haven, and Sea World and Disney World, which are just a short drive away in Orlando. These can be great amenities for those with young visiting families during the winter. For those interested in water front living without the coastal expense, Winter Haven has over 50 lakes within city limits, many of which connect and allow boats to get from one lake to another. Found in between Tampa and Orlando, Winter Haven is known for its massive network of freshwater lakes and laid-back living away from the coast. (mark/Adobe Stock) The city combines all of these factors with a community that welcomes part time residents. “Winter Haven has a hometown feeling, no matter what state you’re from. That’s difficult for any city to pull off,” Butler told Realtor.com. “It checks every box. Golf, pickleball, tennis. And it’s not so pretentious that people don’t make others feel welcome. The conversion rate from winter resident to full time is high, according to Butler, who says that she’s helped a lot of seasonal residents find permanent homes once they spend a few years in Winter Haven. However, she knows living in Florida full time isn’t for everyone. Some seasonal residents get the best of both worlds, taking advantage of the warm winters in Winter Haven, and returning north for cooler summers away from the Florida humidity. Of Storage Café’s top 10 snowbird destinations, Florida claimed six spots. In addition to Winter Haven, Lakeland, and Lake Wales, Vero Beach, Hollywood , and Clearwater made the list. The other four spots went to Texas cities: McAllen, Mission , Brownsville , and Harlingen. #AdamsCameron #Since1963

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