Using a buyer rebate with a VA loan
VA loans let eligible veterans and service members buy with no down payment, and they have their own rules on what credits are allowed.
Concessions and the 4% limit
VA caps seller concessions at 4% of the loan amount, separate from normal closing costs the seller pays. How a credit from your own agent is treated can vary by lender. Ask your VA lender specifically how they handle a buyer brokerage rebate.
Common outcome
Most VA buyers apply the rebate toward closing costs, which lowers what they bring to the table on a no-down-payment loan.
In Florida
Florida has a large military and veteran population around Tampa and Pinellas. A rebate on a $450,000 home at a 2.5% buyer agent fee is about $2,813 at 25%.