Making a Purchase Offer with a VA Home Loan – What to Expect

Making a VA Home Purchase Offer

You’ve found the right home. Now it’s time to make an offer. But what does that look like

when you’re using a VA loan?

What a Purchase Offer Includes

Your offer is a formal contract—not just a conversation. It outlines the purchase price, your

VA loan type, earnest money deposit, closing timeline, and any special requests.

State-by-State Variations

Offer procedures vary by state. Some use real estate attorneys, others use title or escrow

companies—but the basic steps are the same.

What’s in a VA Loan Offer

A strong VA offer typically includes: $0 down payment, an earnest money deposit, VA loan

financing addendum, proof of VA preapproval, and optional seller-paid closing costs (up to

4%).

Strengthening Your VA Offer

Your agent can help strengthen your VA offer with a personal letter, a flexible closing

timeline, and clear communication about your loan.

After the Offer – What Happens Next

If the seller accepts, you’re officially under contract. From there, inspections begin, and your

lender orders a VA appraisal to confirm the home’s value and condition.

VA Appraisal – What It Checks

The VA appraisal isn’t a full inspection. It confirms the home’s value, checks for safety and

habitability issues, and ensures it meets VA Minimum Property Requirements.

What Is the Tidewater Initiative?

If the appraiser thinks the value may come in below the offer price, they may invoke the

Tidewater Initiative. This gives your agent a chance to submit additional comps before the

final value is issued.

Reconsideration of Value (ROV)

If the final appraisal still comes in low, the Reconsideration of Value (ROV) allows your

lender and agent to submit new evidence requesting a value revision from the VA.

If the Value Stays Low

If the value doesn’t change, you can negotiate a lower price, pay the difference out of pocket,

or walk away without penalty, thanks to your VA loan contingency.

Final Takeaway

Making a purchase offer is a big step. With the right team, your VA loan, and a clear strategy,

you can navigate the process confidently—and get one step closer to home.