Part of the cluster
Military + VA Buyer services →My husband Scott has been a VA nurse since 2018, so VA loans come up at our dinner table more than they should. The same five myths come up at almost every military buyer's first call. Here they are, and here is the actual answer. For the transaction in order, see my VA home-buying guide near Buckley.
Myth 1: Sellers reject VA offers
In a competitive market this fear is real, but it is overstated. The right offer structure: strong earnest money, clear timelines, an experienced lender, and a Realtor who can speak to the listing agent in plain English: wins VA offers all the time.
The fix is not avoiding VA. The fix is presenting the offer well.
Myth 2: The VA funding fee always comes out of pocket
It does not. The funding fee can be financed into the loan. Service-connected disabled veterans are exempt entirely. Many buyers pay $0 at closing.
Myth 3: VA appraisals kill deals
VA appraisers use the same comp data as conventional appraisers. They do flag specific safety issues (peeling paint on pre-1978 homes, broken handrails, exposed wiring). On well-maintained homes the appraisal goes fine.
Myth 4: You can only use your VA benefit once
You can use it multiple times. Entitlement restoration after sale, second-tier entitlement for two simultaneous VA loans (within county limits), and reuse after refinance are all routine.
Myth 5: VA buyers have to put money down
Zero down is the default benefit. Down payment is only required if you are over the entitlement, in which case you pay 25% of the overage. For most metro Denver purchases, that is not a factor.
If you are PCS-ing to Buckley, Peterson, or anywhere on the Front Range
I work with a lot of military families relocating into the Denver metro. Tight timelines, virtual tours, and lender coordination across time zones: we have a process for it. Start with the Military + VA Buyer page and book a call.
About the author
Maddie Cowger is a bilingual (English + Spanish) Realtor with eXp Realty serving the Denver and Boulder metro. SRES- and SFR-certified, with a marketing background that predates her real estate career. Read her story or book a no-pressure call.
