Dead on Arrival: An Emerald Coast Real Estate Story

The call came Tuesday morning. VA appraisal. Eight percent low. Ten days to closing.

"What do we do?" the first-time buyer asked. Concerned, not panicked.

Is the deal dead. Maybe. Maybe not.

In real estate, you fight or you fold. This buyer had three choices: pay the difference, negotiate the price down, or request reconsideration of value. The first meant coming up with cash they didn't have. The second meant the seller taking a beating. The third was a long shot.

We chose the long shot.

The Team

Something happens when a deal goes under contract. The adversaries become allies. Buyer, seller, both agents – suddenly we're all pulling the same rope. Had to be. Ten days to closing. Rate lock expired Monday after.

I'd worked with the other agent before. Good. No ego, no territory wars. Just work.

Tuesday afternoon: four letters written. Seller and listing agent focused on facts, comparable sales, market data. Buyer and buyer's agent focused on hardship, family needs, the human cost. Linda, the loan officer, knew us all. Knew how to package it right.

Wednesday morning: letters submitted.

Then we waited.

The Wait

Friday, 4 PM. Couldn't help myself.

"Hey Linda. No news, but had to ask."

"No. And you know I'd tell you."

Hour later, phone rings.

"We made value."

Just like that.

What Matters

Eighteen years in this business teaches you things. Same MLS for everyone. Same photographers. Same listing services. What's different is when the deal goes sideways, who picks up the phone? Who knows how to work together? Who's been here before?

The Emerald Coast is a small place. Agents know each other. Lenders know the agents. When crisis hits, relationships matter more than marketing budgets.

This family got their keys Friday. Rate lock intact. Dream alive.

Not because of luck. Because when the chips were down, everyone did their job.

That's real estate.

FAQs

Q1: What should I do if a VA appraisal comes in low?
A: Contact your agent immediately. A skilled agent can often submit a Reconsideration of Value (ROV) with supporting comps to challenge the appraisal.

Q2: Can a home sale fall through because of a low VA appraisal?
A: Yes, but experienced agents can often salvage the deal by renegotiating terms, submitting an ROV, or using local knowledge to sway the appraiser.

Q3: Why are VA appraisals often lower than expected?
A: VA appraisers follow strict guidelines and may not consider upgrades or local pricing trends unless clearly documented. Local agent expertise helps.

Q4: How can a real estate agent help with VA loan challenges?
A: Agents with strong relationships and local experience can guide the ROV process, present persuasive data, and maintain deal momentum.

Q5: Does Uber Realty specialize in VA home sales?
A: Yes! Uber Realty has over 18 years of experience helping VA buyers and sellers succeed across Niceville, Shalimar, and Fort Walton Beach.