Stay updated on national real estate news, local market trends, VA loan changes, and housing insights that matter to military families and buyers across the country.

If you've ever heard a Colorado Springs VA buyer complain about losing a deal over a backyard shed or peeling paint on a home that clearly didn't have a lead paint problem, that frustration is officially a thing of the past. Effective May 1, 2026, the VA issued Change 46 to its Lender's Handbook, simplifying two minimum property requirements that had a long track record of derailing deals that should have closed without issue. Here's what changed and what it means for your next purchase.

What VA Minimum Property Requirements Actually Are

Every home financed with a VA loan has to pass a VA appraisal, which covers two things at once: market value and Minimum Property Requirements, commonly called MPRs. These are the VA's baseline standards ensuring a…

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If you bought your Colorado Springs home between 2019 and 2022 using a VA loan, you're sitting on something most sellers in this market don't have — a rate that's 3 to 4 points below what buyers are paying today. Whether you're PCS'ing out or simply ready to sell, that rate is a legitimate marketing advantage that can attract more qualified buyers, reduce days on market, and give you negotiating leverage that a standard listing doesn't have. Most sellers don't use it correctly. Here's what you need to know before you list.

Why Your Assumable Rate Is a Selling Advantage Right Now

In a market where new VA and conventional loans are being originated at 6.5% to 7.5%, a buyer who assumes your 3% loan saves roughly $800 to $1,000 per month compared to…

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There are over 330 VA assumable homes on the market in Colorado Springs right now with rates as low as 3%. That's not a marketing number — it's current MLS data. In a market where new VA loans are being originated at 6.5% to 7.5%, stepping into an existing loan at 3% on a $400,000 balance saves roughly $800 to $1,000 per month in mortgage payments. The challenge isn't whether assumable homes exist — they do, in meaningful numbers. The challenge is knowing how to find them, how to structure the transaction, and how to avoid the common mistakes that slow assumptions down or kill them entirely.

Where to Search for VA Assumable Homes in Colorado Springs

The most direct path to finding assumable homes is working with an agent who actively filters for…

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One of the most commonly misunderstood aspects of the VA loan benefit is this: you don't have to sell your current home to use it again. Military families who've bought a home at one duty station and are PCS'ing to Colorado Springs often assume their VA benefit is tied up — that they have to either sell the first property or go conventional on the next purchase. Second-tier entitlement is the mechanism that changes that math, and understanding how it works can make the difference between keeping a strong rental property and selling it unnecessarily.

What Second-Tier Entitlement Actually Is

VA entitlement is the dollar amount the VA guarantees to your lender — typically 25% of the loan amount. Basic entitlement is $36,000, which covers loans up to…

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One of the most common misconceptions about the VA loan benefit is that you can only use it once. That's not true — and understanding how entitlement restoration works is one of the most practically useful things a military buyer can know, especially if you've already used your VA benefit at a previous duty station and are PCS'ing somewhere new. Here's exactly how restoration works and what you need to do to get your full benefit back.

What VA Loan Entitlement Actually Is

VA entitlement is the amount the VA guarantees to your lender on your behalf — it's not a loan limit or a dollar amount you borrow, it's the backing that allows lenders to offer VA loans without requiring a down payment. There are two layers: basic entitlement of $36,000 and bonus…

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Just because your VA loan doesn't require a down payment doesn't mean skipping one is always the right call. For some buyers — especially repeat VA users — a small down payment actually produces a stronger financial outcome than going to zero. Here's how to think through the decision instead of defaulting to it.

The Case for Zero Down

The case for zero down is straightforward: it preserves cash. On a typical $430,000 home, a conventional buyer putting down even 12% — the median for first-time conventional buyers — needs roughly $51,600 upfront. A VA buyer going zero down needs essentially nothing beyond closing costs. Nationally, about 74% of first-time VA loan users choose zero down, and the data backs up why: saving for a down payment at a typical…

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The VA funding fee isn't a flat rate — it moves based on three things: whether this is your first time using your VA loan benefit, how much you're putting down, and what type of VA loan you're getting. Once you understand how those three factors interact, the number stops feeling random and starts being something you can actually plan around.

First-Time Use vs. Subsequent Use

For a standard purchase or construction loan with less than 5% down, first-time users pay 2.15% of the loan amount. Subsequent users — meaning anyone who has used a VA loan before, even if that home has since been sold or paid off — pay 3.30% at the same down payment level. On a $400,000 loan, that's the difference between $8,600 and $13,200. The good news is that down payment…

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The VA funding fee is one of those costs that catches military buyers off guard — not because it's hard to understand, but because a significant number of buyers who qualify for a full exemption end up paying it anyway. On a $460,000 purchase, the funding fee at first use with no down payment runs about $9,890. That's nearly $10,000 that qualified buyers are leaving on the table because nobody verified their exemption status before closing day. Here's exactly who qualifies and what you need to do to make sure you're not in that group.

Who Is Exempt from the VA Funding Fee

The exemption is complete — not a reduction, a full waiver down to zero — for anyone receiving VA compensation for a service-connected disability at any rating level. That means a…

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The VA appraisal is one of the most misunderstood parts of the VA loan process — and one of the most consequential. It's not the same as a home inspection, it doesn't guarantee the home is in perfect condition, and a low appraisal doesn't automatically kill your deal. Understanding what a VA appraisal actually does and what your options are when one comes in below purchase price is one of the most practical things a Colorado Springs military buyer can know before going under contract.

What a VA Appraisal Actually Does

A VA appraisal covers two things simultaneously: it establishes the market value of the property, and it evaluates the home against the VA's Minimum Property Requirements — the baseline safety, soundness, and sanitation standards every…

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One of the most powerful and underused tools in the Colorado Springs real estate market right now is the VA loan assumption. If you're PCS'ing here and want to step into a mortgage rate from 2020 or 2021 — rates that ran between 2% and 3% — that option exists right now on hundreds of homes in the metro. Here's how it actually works and what you need to know before you pursue one.

What a VA Loan Assumption Is

A VA loan assumption lets a buyer take over the seller's existing VA mortgage — including the original interest rate, remaining balance, and repayment terms — rather than originating a new loan at today's rates. If a seller bought their Colorado Springs home in 2021 with a VA loan at 2.75% and they're now PCS'ing out, a qualified buyer can…

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