Your Go-To Realtor for Parrish, Florida Homes & Military PCS Moves.
I am Arnold Braun, a full-time Realtor with Leslie Wells Realty and a 20-year U.S. Coast Guard Veteran. If you are PCSing to the Tampa Bay area or relocating into Manatee County, I help you plan confidently — budget, commute, neighborhoods, and VA strategy.
Veteran, Neighbor, and Your Advocate in Parrish Real Estate.
After serving 20 years in the U.S. Coast Guard, I chose Parrish as home for the same reasons many PCS families do: new growth, calmer neighborhoods, and easy access to Tampa Bay + Sarasota.
If you’re military, my goal is simple: help you avoid the common “Florida surprises” (insurance, HOA/CDD, flood zones) and make decisions that still feel good after the move is over.
- ✔ Numbers first: budget clarity before showings and offers.
- ✔ Florida reality: insurance, HOA/CDD, and flood considerations explained upfront.
- ✔ Hands-on service: showings, inspections, walk-throughs — I stay involved.
- ✔ Local network: lenders, inspectors, contractors I trust.
We start with a consult to set the budget, priorities, and commute needs. Then I tailor your search around neighborhoods like North River Ranch, Harrison Ranch, Twin Rivers, River Wilderness, and more.
Pro photos/video, sharp listing copy, and targeted online promotion — built to get serious eyes on your home.
VA-aware strategy, remote tours, and lender coordination — designed for tight timelines and long-distance moves.
VA Home Affordability Calculator (Manatee County / Tampa Bay)
Use this tool to estimate what you may afford on a VA loan. Default is Full affordability (income + debt + DTI).
You can also switch to BAH-only planning if you want a simple “keep housing near BAH” target.
Shows both: (1) PITI and (2) PITI + HOA.
The PCS-Proof VA Calculator
Adjustable interest rate, taxes, insurance, HOA/CDD, down payment, and VA funding fee. Built to be shared.
Income + Debts
Tip: Many lenders will count base pay + BAH + BAS + certain recurring income (ask your lender).
Car loans, credit cards, student loans, child support, etc.
Common benchmark is 41%, but higher may be possible with strong residual income.
Optional cap for comfort. If you want “strictly DTI-based,” set this to 60.
Loan + Florida Costs
Presets adjust taxes/insurance/HOA for quick “reality checks.” You can still edit anything.
If exempt (VA disability), set to 0%.
If unchecked, funding fee is not financed (loan amount lower).
Results
Want homes that match this number?
I’ll send a custom list (Parrish/Palmetto/Ellenton/North River Ranch) that fits your monthly target and your PCS timeline. No pressure — just clarity.
Small print: Estimates only. Real approvals depend on credit, residual income, lender overlays, and exact property costs.
BAH Budget
These are convenience values for Tampa Bay “with dependents.” Always verify your exact BAH by ZIP on official DoD sources.
Example: set to 90 if you want breathing room for utilities/repairs and life.
Loan + Costs
If exempt, set to 0%.
Results (BAH-only)
Parrish, Palmetto, Ellenton and North Manatee County.
Parrish sits in northern Manatee County with easy access to Bradenton, Sarasota, St. Petersburg, and Tampa. Whether you want amenities, larger homesites, or established neighborhoods, I’ll help you compare options.
New growth (North River Ranch, Summerwoods, Prosperity Lakes) plus established favorites (Harrison Ranch, River Wilderness, Foxbrook).
View Parrish homes ↗
Riverfront views, historic downtown, and quick access to Bradenton. Great for boaters and those closer to the water.
Explore Palmetto ↗
I-75 access, outlet shopping, parks — plus new schools and amenities in North River Ranch.
See Ellenton / NRR ↗Many homes from the high $300s into $600k+ depending on neighborhood and features.
Tampa Bay commutes can vary wildly. Time-of-day matters more than miles.
Insurance, HOA/CDD, and roof age often change the math.
Anna Maria and nearby beaches are often ~45–60 mins depending on traffic.
PCS Moves, VA Loans and Military Families.
My job is to take as much pressure off your plate as possible. I’ll help you choose a realistic price range, pick areas that fit your commute, and avoid the common pitfalls that cause VA deals to stall (insurance surprises, HOA restrictions, or condition issues).
- ✔ PCS timeline planning: We plan around report dates and travel windows.
- ✔ VA-experienced lenders: I connect you with loan officers who know VA well.
- ✔ Virtual tours: Video walkthroughs so you can shop from anywhere.
- ✔ Offer strategy: Clean offers that protect you while staying competitive.
- ✔ Insurance can change monthly payment more than the rate.
- ✔ Roof age matters a lot (especially for underwriting).
- ✔ HOA/CDD fees can “eat” buying power fast.
- ✔ Flood zones are about risk — not just “did it flood.”
Living in Parrish, Florida: Questions I Hear Every Week.
Where I Serve in and Around Parrish.
I live and work in Parrish, Florida, serving buyers and sellers across Parrish, Ellenton, Palmetto, and the greater North Manatee County area. If you are PCSing or relocating, I can coordinate everything remotely.
Ready to talk about your next move?
Buying, selling, or PCSing — I’ll help you build a simple plan. No pressure. Just honest guidance and clear communication.
Tip: If you used the VA calculator, copy your results and paste them into your message.