How to Find a VA-Specialized Realtor - And Avoid the New Fees

Technically, you do not need a real estate agent to buy a home.

You also don't need a lawyer to go to court. But the knowledge and experience they bring, and the stress they take off your plate by representing and guiding you, is worth a lot. 

The reality is the VA Loan has a unique rulebook compared to other loan programs. If your agent doesn’t know the rulebook, you risk losing the house you want — especially when the home seller doesn’t know the rulebook either. 

Why "Any Agent" Isn’t the Move with VA

We see it all the time. A veteran hires their cousin's friend who "sells a lot of condos." They find a great house and submit an offer on it. And then the deal implodes. 

Why?

• Fear of the "VA Escape Clause": Inexperienced agents think the VA appraisal protects the buyer too much, so they advise sellers to reject VA offers. A specialist knows how to talk to the listing agent and calm those fears.
• The Tidewater Initiative: If the appraisal comes in low, a normal agent gives up. A VA Specialist knows they have 48 hours to invoke "Tidewater"—providing data to the appraiser to justify the price and save the deal.
• Minimum Property Requirements (MPRs): A generalist will let you fall in love with a house that has peeling paint or no handrails. A specialist will stop you at the door and say, "The VA won't fund this unless the seller fixes X, Y, and Z."

The "0% Commission" Rule

The rules of who pays the Realtor have changed in the last few years. You need to understand this before you sign anything.

For decades, veterans were legally banned from paying their real estate agent. The seller had to pay.

That rule has changed. Due to recent national lawsuits (the NAR settlement), the VA now allows veterans to pay their buyer agent directly if they choose to.

Some agents might try to charge you 2-3% of the home price out of your own pocket. On a $300k home, that's $9,000 you shouldn't have to spend.

KNE Realty’s Stance: Just because you can pay, doesn't mean you should. An expert VA agent will aggressively negotiate for the agent compensation to be wrapped into the deal. We believe your benefit should preserve your cash. 

How to Choose an Agent for VA

When you’re interviewing agents, ask them specifically about VA loans. See what they say to the following questions:

"How many VA deals did you close last year?"

"Can you explain a Tidewater?"

"Are you familiar with the local VA appraisers in [your City/County]?"

"Do you charge a transaction fee to veterans?"

"Will I work with you directly, or an assistant?"

Common Questions

Can I use my family member as my agent?
You can, but be careful. Unless they do VA loans consistently, they might miss specific deadlines or requirements that are specific to VA loans. We love family, but we also love closing on time. 

What if the house fails the VA inspection?
A good agent anticipates this. We can often negotiate for the seller to make required repairs before closing, or structure a specialized escrow holdback (though these are tricky) to get the deal done.

Do I have to sign a contract with an agent?
Yes. As of 2024, nearly all buyers must sign a "Buyer Agency Agreement" before touring homes. This protects you by clearly spelling out fees (and guaranteeing that you won't be surprised by hidden costs later).

We Speak VA. Fluently.

KNE Realty isn't just "friendly" to veterans. We have helped hundreds of people through the VA process. 

Let us fight for you.