A Shifting Market Reopens the Door for VA Buyers

By Joshua Holt

Meet Joshua, a licensed real estate professional and accomplished broker. As the forward-thinking leader of the Holt Real Estate Team, he has forged a strategic alliance with Keller Williams and PLACE to deliver on Our Promise.

Plenty of veterans and service members in the Madison area put their VA loan benefit on the shelf over the last few years. They figured they couldn’t compete, and in that market, they weren’t entirely wrong. The reasons that held them back look very different today, and they’re worth a second look before you count yourself out.

Competing for homes looks different now. For a stretch, homes in our market sold almost as soon as they were listed, and bidding wars were the norm. Many of the veterans we talked with quietly stopped looking.

Today inventory has climbed to a level we haven’t seen in years, and homes are staying on the market longer. That shift takes real pressure off buyers and gives veterans room to compete again.

What a VA appraiser actually checks. The worry we hear most is that sellers shy away from VA offers because the process seems too complicated. A VA appraiser does take a closer look at a home’s condition. That can mean checking safety railings and peeling paint on older homes, and in some cases ordering a termite or well-water inspection.

The VA has added more leniency on those requirements in recent years. Our job is to advocate for you so the seller’s side sees a strong, well-qualified buyer.

A low appraisal can’t trap you. Every VA purchase contract carries the amendatory clause, which protects you when an appraisal comes in low. When the home appraises below your contract price, you can cancel and recover your earnest money. You aren’t stuck covering the difference in cash or fighting over the number. Some sellers were wary of that during the frenzy of recent years, but in today’s steadier market it’s a safeguard that works in your favor.

Your benefit isn’t a one-time deal. The other myth we hear often is that you only get one VA loan and should save it. You can use your VA eligibility more than once over your lifetime.

A stronger loan than most realize. There’s no down payment required, so you aren’t spending years saving a large lump sum. You also skip private mortgage insurance, which conventional buyers putting down less than 20% pay every month. VA rates typically run a little lower than comparable conventional loans, and if you’re receiving VA compensation for a service-connected disability, the funding fee is waived entirely.

All in all, it’s a better loan for many buyers than the conventional option people often treat as the gold standard.

Veterans and service members who’ve been waiting on the sidelines may find this is the moment to take another look at buying. We’d be honored to help you put the benefit you earned to work, starting with the right financing for your situation.

Call or text us at 608-345-6594, email us at info@holtrealestateteam.com, or visit holtrealestateteam.com. We’d love to walk you through your options and what today’s market makes possible.