Why Some Sellers Still Hesitate on VA Offers, and Why That’s Changing

A veteran can enter a multiple-offer situation with solid credit, a full preapproval, and a realistic closing date, then watch a seller choose another buyer because the offer uses VA financing. We still run into that thinking around Chicagoland.

A VA offer has rules that a conventional offer may not have, but the loan label tells you little about whether the buyer can close. The lender, the buyer’s preparation, the property, and the contract terms matter far more.

Old VA Loan Stories Still Shape Current Decisions

Buyers hear the same message. A 2026 NewDay USA survey of 1,238 current and former service members found that 29 percent believed VA loans may take longer to close. That was a lender-sponsored survey, so it isn’t a measure of every veteran’s experience. It does show how far the perception has traveled, including among people who earned the benefit.

Sellers should still compare the full terms of every offer. Price, financing strength, earnest money, inspection terms, appraisal exposure, and the requested closing date all affect risk. Problems start when someone treats “VA” as a shortcut for “weak” without reviewing the buyer or speaking with the lender.

VA Appraisals Are Moving on a Competitive Schedule

The appraisal causes much of the confusion. A VA-approved appraiser gives an opinion of value and checks whether the property meets minimum property requirements, commonly called MPRs. Those standards focus on whether the home is safe, structurally sound, and sanitary. The appraisal isn’t a home inspection.

Current timing does not support the idea that every VA appraisal drags on. The Department of Veterans Affairs reported a national average of about seven business days as of May 31, 2026. Its May schedule allows seven business days in Cook, DuPage, and Lake Counties and 10 across most of Illinois. Rural locations and unusual properties can take longer.

VA also revised several MPR topics in 2026, including requirements affecting pre-1978 properties, radon, detached improvements, and non-vented heaters. Chicagoland buyers regularly consider brick bungalows, two-flats, and suburban homes built long before 1990. Age alone does not make a home ineligible, but deferred maintenance can create a repair issue. Damaged exterior paint, an unsafe electrical condition, or a failing roof deserves attention before the appraisal.

Closing Speed Depends on the Team and the File

A VA loan can close on a normal purchase timeline when the buyer is prepared and the lender knows the program. The VA’s guide for real estate professionals cites 2023 industry averages of 32 days for VA loans and 45 days for conventional loans. Those national figures are older, but they undercut the claim that VA financing always moves slower.

No loan type guarantees an easy closing. Late paperwork can slow a conventional or VA file. A condo that lacks required approval, unresolved condition problems, or an appraisal below the contract price can also change the schedule.

Our work starts before the offer goes over. We want the lender to confirm that income, assets, eligibility, and the Certificate of Eligibility have been reviewed. We call the listing agent and address the appraisal process directly.

Congress and the VA Have Both Taken Notice

Congress is considering a broader update. H.R. 8532, the VA Home Loan Affordability Act, was introduced on April 27, 2026, and referred to the House Committee on Veterans’ Affairs. A House subcommittee held a legislative hearing on the bill on June 25.

As of July 30, 2026, it has not become law. The bill would align parts of the VA program with Federal Housing Administration rules. Its provisions address lender-fee documentation, certain refinance appraisals, condominium approvals, closing costs, debt-to-income guidance, appraiser qualifications, MPR review, and housing-loan technology.

The proposal does not force a seller to accept a VA offer. It addresses procedural friction that can affect how the program competes. VA has already updated appraisal guidance, so buyers do not need to wait for Congress to prepare a credible offer.

A Strong VA Offer Needs Specific Preparation

We present a VA buyer as the qualified buyer they are. That means a complete preapproval from a lender who regularly closes VA purchases, a closing date the lender can support, and clean contract paperwork. If a home appears to have an MPR concern, we discuss it before the seller receives a surprise later.

The listing agent also needs a useful lender conversation. A clear answer about underwriting and appraisal timing carries more weight than a generic preapproval letter. Sellers may have legitimate questions about value, repairs, or contract terms.

Dorazio Real Estate is veteran-led, and VA financing is part of our working knowledge. We are a Mil-Estate affiliate and Chicagoland’s only Mil-Estate affiliated real estate team. We help military families moving into the Chicago area and make referrals when a client is relocating elsewhere.

Frequently Asked Questions About VA Offers

Do VA loans take longer to close than conventional loans?
Not as a rule. VA reports about seven business days for appraisals nationally, while the lender, buyer file, property, and contract determine the closing date.

Can a seller reject a VA offer?
Yes. A seller can compare lawful offer terms and choose another buyer. The problem is assuming VA financing makes a qualified buyer unreliable without reviewing the full offer.

Does a VA appraisal replace an inspection?
No. The appraisal addresses value and minimum property requirements. A home inspection gives the buyer a much broader look at the home’s condition.

What is the VA Home Loan Affordability Act?
H.R. 8532 is a federal bill introduced in April 2026 to revise several parts of the VA home loan program. It has received a subcommittee hearing but has not become law.

If you are using VA financing in Chicagoland, we are available to talk through the property, the offer, and the lender before you commit. We can also help with a move into the area or connect you with the right referral elsewhere.