In 2026, the VA appraisal remains one of the most misunderstood parts of the home-buying journey. Many sellers still worry that VA appraisals are “deal-killers,” and some buyers fear the process is a hurdle rather than a help.
The truth? A VA appraisal is a powerful safety net designed to protect your investment. In the Bryan–College Station market, where inventory is rising and competition is evolving, knowing how to navigate this process is your secret weapon.
A VA appraisal serves two purposes: determining the fair market value and ensuring the home meets Minimum Property Requirements (MPRs) for safety and habitability.
1. The Value Myth: “VA Appraisals Always Come in Low”
In 2026, data shows that VA appraisals come in “at value” almost as often as conventional ones. Appraisers use the same recent “comps” (comparable sales) in neighborhoods like Mission Ranch or Austin’s Colony that any other appraiser would use.
2. The “Tidewater” Advantage (Your Secret Weapon)
Only VA loans offer the Tidewater Initiative. If an appraiser thinks the value might come in lower than the contract price, they don’t just fail the loan.
- The 48-Hour Window: They notify the lender, giving your agent exactly 48 hours to provide additional data or better “comps” to support the price.
- The Result: This often saves the deal before a low value is ever officially recorded.
3. The 2026 MPR Checklist: What They’re Looking For
The VA wants to make sure you aren’t buying a “money pit.” They focus on three things: Safe, Sanitary, and Structurally Sound.
| Feature | What Passes | Common “Red Flags” |
| Roof | Prevents moisture; approx. 3-5+ years of life. | Active leaks; curling shingles; holes. |
| HVAC | Must be a permanent system that works. | Window units only; non-functioning heat. |
| Electric | Safe, updated panels; no exposed wires. | Frayed wiring; “knob and tube” (in older Bryan homes). |
| Paint | Intact surfaces. | Peeling/chipping paint (if built before 1978). |
| Foundation | Stable with no major active movement. | Large cracks; doors that won’t shut; standing water. |
4. Reconsideration of Value (ROV): The Second Chance
If Tidewater doesn’t bridge the gap and the appraisal still comes in low, you aren’t out of options. In 2026, the VA has streamlined the ROV process, allowing veterans to formally appeal the valuation to the VA Regional Loan Center.
- Underwriter Review: Your lender’s staff can often increase the value by up to 15% if the data supports it, without even needing a second appraisal.
5. Appraisal vs. Home Inspection
This is the #1 mistake buyers make: A VA appraisal is NOT a home inspection.
- The Appraiser: Looks for “deal-breakers” that affect safety or value.
- The Inspector: Looks at everything—from the age of the water heater to a slow-leaking faucet.
- The Strategy: Always pay for a private home inspection first. If your inspector finds an MPR issue, you can ask the seller to fix it before the VA appraiser ever steps foot on the property.
6. Who Pays for Repairs?
In 2026, the “VA buyer can’t pay for repairs” myth is long gone.
- Negotiation: Usually, we ask the seller to fix MPR items (like a missing handrail or a broken GFCI outlet) because they’ll likely have to fix it for the next buyer anyway.
- Buyer Option: If the seller refuses, the buyer is allowed to pay for repairs to bring the home up to VA standards, provided it’s documented correctly.
Final Takeaway: Confidence is Key
The VA appraisal isn’t a barrier—it’s a quality-control check that ensures you’re moving into a home that won’t fall apart. In B-CS, our local appraisers are fair and familiar with the high standards of our community.
Wondering if a specific “fixer-upper” you like will pass a VA appraisal? I can do a “Pre-Appraisal Walkthrough” with you to identify any red flags before you even make an offer. Would you like to schedule a tour for this weekend?