The Short Answer
Sellers reject VA offers over three beliefs: that VA is slow, that the appraisal will kill the deal over trivia, and that the seller must pay the buyer's costs. All three are outdated, and a well-written offer plus a lender who will call the listing agent neutralizes them.
Myth one: VA loans are slow
Our San Antonio VA purchases average about 21 days from a complete file. That is competitive with or faster than most conventional closings in this market. Put the average in the offer package in writing.
Myth two: the appraisal will nitpick the house to death
VA minimum property requirements target genuine safety, sanitation and structural soundness — a working heat source, safe electrical, no exposed subfloor over open ground, no active roof leaks. Chipping paint on a pre-1978 home matters because of lead rules. Cosmetic taste does not.
Myth three: sellers have to pay everything
There is a short list of VA non-allowable fees a veteran cannot pay, and the lender can absorb them. We do. The seller is not obligated to cover your costs, and your offer should say so plainly if that is the case.
What actually wins
A verified pre-approval, a reasonable option period, flexibility on the seller's move-out date, and a lender whose phone number is on the letter and who answers it. Near JBSA, listing agents are used to VA offers — the ones that fail usually fail on presentation, not on the loan type.
Written and reviewed by Jonathan Mullins, Founder & Chief Mortgage Officer at Valor Home Mortgage · NMLS #94015 · U.S. Army Veteran · 23+ years in mortgage lending.
Last updated .