What Does Tidewater Have to Do With VA Loans: Helping Veterans Get Fair Appraisals

 

Hey my fellow Veterans and Active Duty, did you know that the Tidewater process gives Realtors a chance to step in and provide comparable sales (comps) before a VA appraiser finalizes the value?

This can be a game-changer in making sure your home purchase (or sale) gets a fair shake.

What is the Tidewater Process?

The Tidewater Initiative was introduced by the VA to improve transparency and accuracy in appraisals. Here’s how it works:

  • If the VA appraiser thinks the property value might come in below the contract price, they trigger the Tidewater process.

  • At that point, the listing agent (or sometimes the buyer’s agent) has 48 hours to provide comps—recent, relevant sales that support the purchase price.

  • The appraiser then reviews this information before making their final decision.

This process gives Realtors a direct voice in making sure Veterans aren’t shortchanged by an undervaluation.

Why It Matters for Veterans

Appraisals are one of the most nerve-wracking parts of buying a home. A low appraisal can:

  • Put your deal at risk.

  • Force you to renegotiate the price.

  • Add delays or stress to the process.

The Tidewater process provides a safeguard for Veterans and Active Duty buyers, ensuring their contracts reflect real market value. It’s not about inflating numbers—it’s about making sure unique homes, hot markets, or fast-rising neighborhoods don’t get unfairly undervalued.

A Real-World Story

A Veteran family I recently worked with was relocating to Texas. They had found their dream home near a great school district, but when the appraiser came out, there was concern the value might not support the contract price.

The Tidewater process kicked in. Their Realtor quickly gathered comps from the neighborhood—sales that the appraiser had missed because they closed just days before. By submitting those comps, the appraiser was able to reconsider and ultimately bring the value up to match the contract.

Without Tidewater, the deal might have fallen apart, or the family would have been forced to pay out-of-pocket to cover the gap. Instead, they moved in without added stress, and their VA entitlement worked exactly as intended.

Takeaway for Veterans & Realtors

The Tidewater process is another example of how the VA home loan program is built with Veterans’ best interests at heart. By giving Realtors a seat at the table during the appraisal, it helps protect service members and their families from unfair hurdles.

If you’re a Veteran or Active Duty buying a home, make sure your Realtor understands the Tidewater process.
If you’re a Realtor, be ready with strong comps—you may only have 48 hours to make your case.

Bottom line: The Tidewater process is there to protect you. It’s another reason VA loans continue to be one of the most powerful tools for Veterans and Active Duty buyers in today’s housing market.

About Between Two Doors

Between Two Doors is a podcast where I talk with Realtors about their journey, aiming to connect home buyers and sellers with agents on a more personal level. I ask "right brain" questions that go beyond transactions, focusing on the experiences, values, and passions that make these professionals great at what they do.

Listen to more episodes at: https://www.betweentwodoors.com

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Premier Lending, Inc.
https://www.natecarver.com

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