Military Families Discover Value and Community on Florida's Nature Coast

Written by:

Steve Marcinuk

Date:

14 Oct 2025

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The Tampa Bay area’s proximity to MacDill Air Force Base has long attracted military families, but rising costs in urban markets are prompting many to seek alternatives. Victoria Perez, a military spouse and real estate professional with Tropic Shores Realty, has built her business on helping these families find the benefits of Hernando County, a region she calls “a hidden gem” just 45 minutes north of Tampa.

Perez’s Personal Connection to Military Life

Perez’s expertise in military relocations is rooted in her own experience. Married at 18 to a soldier who joined the Army the same year, she spent five years in Germany while her husband served in Operation Iraqi Freedom. After his medical discharge, the couple returned to the United States, where Perez launched a medical billing company before transitioning to real estate eight years ago.

“I always had a passion for working with military families and veterans because I was part of that life, and I understand that life,” Perez says. Her focus on military clients grew partly from the ongoing stigma around VA loans. “People are so scared of VA loans. I wanted to help educate them on the proper way to use a VA loan, and that it’s actually one of the best loan products they have out there.”

This educational approach is especially important in a market where many veterans are unfamiliar with the home buying process. “A lot of veterans don’t understand the process, so I wanted to make sure I educate them and show them that a realtor can help them in that journey.”

Cost Advantages in Hernando County

Hernando County’s appeal for military families is largely economic. While MacDill Air Force Base anchors military presence in Tampa Bay, the surrounding urban areas have become increasingly costly. Families relocating to MacDill are finding they can save significantly by choosing Hernando County over Tampa.

“You get more bang for your buck,” Perez notes. “The property taxes are lower, and the cost of the actual bills is a little bit less than if you live in Tampa, where you’re going to pay a higher price tag.”

The financial advantages are notable. Families from northern states might sell homes for $700,000 to $800,000, then purchase “a really nice three bedroom, two bath, single family home” in Hernando County for $300,000 to $350,000. Even new construction is accessible, with options under $400,000.

This price difference has drawn attention well beyond military circles. “I get a lot of phone calls from people up north saying, ‘I’ve seen these houses for $300,000 to $400,000, is that correct?’ Absolutely correct,” Perez confirms.

Specialized Services for Military Clients

Perez has developed programs to support military families throughout the home buying process. She reimburses veterans for their home inspections at closing, typically covering $350 to $450. She has also built relationships with service providers offering veteran-specific pricing.

“The VA loan requires a WDO inspection for all of their loans, which is a specific pest inspection required by the VA,” she says. “I have a company that offers a very inexpensive veterans-only rate. I’ve talked to many agents in the area, and they have their veterans paying full price for services, but because I work so closely with veterans and I’ve closed so many VA loans, I know who to call to keep things less expensive.”

Her efforts extend beyond transactions. Perez partners with organizations like the VFW and United Warrior Project, donating portions of her commission from military closings to support veteran causes.

Market Conditions and Timing

The Nature Coast market has seen significant changes in recent years. Properties that once sold within 10 to 20 business days now average 100 days on the market, giving buyers more time to find suitable homes.

For military families dealing with PCS (Permanent Change of Station) moves, Perez suggests starting the home search 45 to 60 days before the desired closing date. “Usually, buyers will see an average of five homes before they make a decision in my area,” she notes. “If I can take them in two to three days to see five homes and they make a decision, then we can get it closed within 30 to 45 days.”

The timing of military moves is often unpredictable. “Sometimes it’s go, go, go, and sometimes it’s very last minute, and sometimes you know months and months ahead,” Perez says. This variability requires flexibility in planning and execution.

Improved Perceptions of VA Loans

Perez has observed a shift in how VA loans are viewed by sellers and agents. “When I first started in real estate, so many sellers were scared of accepting an offer with a VA loan because they thought it was so difficult to close. But the truth is, it’s not.”

This change has come through increased education. “Recently, I’ve noticed over the last couple of years that sellers are a lot more open to it because agents are educating their sellers, saying, ‘Here are the different loan products, here’s what it means if you receive an offer from each one of these.'”

This evolving attitude has made the process smoother for military families. “As a buyer’s agent, especially with a military family or veteran, I don’t have to educate the agent and say, ‘This is a good thing, this is a good offer.’ The agents are educating their sellers, and agents are becoming more familiar with VA loans over time.”

Growth and Infrastructure Challenges

Hernando County is experiencing rapid growth, highlighted by the planned Sandal Key development—a 2,500-unit community featuring a man-made lagoon similar to the Epperson development in Wesley Chapel. While the project is expected to attract families and boost local business, it has raised concerns among residents.

“Some people in the county aren’t too excited that they’re bringing in such a large community with an influx of people because maybe our infrastructure can’t support it, maybe our schools can’t support it, our roads aren’t supporting it,” Perez acknowledges. Still, she remains optimistic: “I think it’s also going to bring business to local businesses around, and I think it could be a positive thing if we handle it correctly.”

This development reflects the growth pressures facing many areas as urban housing costs push families to seek alternatives further out.

Regional Competition and Positioning

Hernando County competes with neighboring Pasco and Citrus counties for relocating families, each offering distinct advantages. The county’s three main cities, Weeki Wachee, Spring Hill, and Brooksville, offer a family-oriented environment with various subdivisions, schools, and neighborhoods.

Many residents commute to Tampa for work while benefiting from the lower cost of living in Hernando County. This pattern mirrors trends in other metropolitan areas where affordability drives residential choices beyond urban centers.

Looking Ahead

For military families considering a move to the Tampa Bay area, Hernando County offers a mix of affordability, community, and access to urban amenities. The region provides, as Perez puts it, “a great area for families” who want to be “outside the city on the outskirts” while maintaining proximity to employment and services.

Perez’s military-focused practice highlights the value of specialized knowledge in serving this market segment. Her combination of personal experience, targeted services, and local expertise has created a sustainable business while genuinely helping families navigate the challenges of military life.

As housing costs continue to rise nationwide, markets like Hernando County may increasingly serve as models for how communities can offer affordable alternatives without sacrificing quality of life or access to military installations.