For me, helping a veteran buy a home has never just been another transaction. It’s personal. My brother is a United States Marine, who served multiple deployments in combat conditions beginning with 9/11. My Dad served in the Army in the late 1960s to the mid-70s. One grandfather served in the Air Force, another in the Marines, and both of my grandfathers served in World War II.
That legacy isn’t lost on me. Being VA Certified since 2000 wasn’t about adding a line to a resume – it was about continuing a family tradition of service in a different way.
But for years, especially here in our mountain communities, that mission came with challenges.
VA buyers have always been strong buyers. The issue has been the perception – and sometimes the reality – of the property requirements tied to VA financing. Something as common as peeling or flaking paint, which we see all the time due to our weather, could trigger repairs that felt burdensome for sellers. Over time, that created a reputation that VA loans were complicated, strict and best avoided.
That reputation, however, is outdated.
What’s changed – and what many people are just now starting to see – is that the VA didn’t overhaul everything overnight. Instead, since 2022, there have been steady, meaningful steps that have brought policy and real-world implementation into alignment.
Today, VA appraisers are given more discretion. The focus is no longer on cosmetic perfection, but on something much more practical: Is the home safe, structurally sound and sanitary? Peeling paint is no longer automatically a deal-breaker. If it doesn’t present a true health or safety concern, it may not require repair at all.
At the same time, confusion around costs has been cleared up. Veterans can now pay for certain items that were previously restricted, and many of the stricter rules sellers feared were never actually VA requirements – they were lender overlays that are now easing.
So, what does this mean in real terms?
For sellers, it means accepting a VA offer no longer comes with the expectation of a long repair list or unexpected out-of-pocket costs. You are not being asked to deliver a perfect home – just a safe and livable one. More importantly, when you say no to VA financing, you are shrinking your buyer pool. When you say yes, you are opening your door to a highly qualified group of buyers who have earned a powerful financing tool.
For buyers, it means fewer hurdles, fewer surprises and a smoother path to closing.
And here’s something I’ve seen firsthand: My last four VA transactions have been smoother than comparable FHA and even some conventional deals. That alone should tell you something. The idea that VA loans are complicated or difficult simply doesn’t match what’s happening in today’s market.
The homes in our communities haven’t changed but the way they’re evaluated has. And with that shift, so has the opportunity.
If you’re a seller, the takeaway is simple: Don’t dismiss a VA offer. Take a serious look at it. You may find it’s not only just as strong as any other offer – but part of a larger opportunity to serve someone who has already served all of us.
Theresa Grant is a real estate broker and columnist covering Lake Arrowhead, Crestline, Running Springs, and the surrounding mountain communities. Reach her at (909) 442-1345 visit www.HomesInLakeArrowhead.com, and follow her on social media @TheresaGrantRealtor. Theresa is a Broker Associate with REAL Broker Technologies. DRE#01202881.
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