VA Loan in Hampton Roads: The Spring PCS Mistake (2026)

Every spring, Hampton Roads fills up with moving trucks, PCS orders, and families trying to land in the right home before summer hits. If you’re a military or veteran buyer planning to use a VA loan in Hampton Roads in 2026, this season can either work in your favor—or quietly cost you thousands if you follow the wrong advice. The good news? Most of the common problems are avoidable once you understand how this market actually behaves.

Why Spring PCS Season Feels So Intense
Spring is the busiest time of year here because multiple buyer groups show up at once. Military families are working against report dates. Civilian buyers come back after winter. Families want to move before the next school year. All of that demand stacks into a market that’s still technically a seller’s market, but moving closer to balanced—about $350,000 median price and roughly 2.2 months of inventory across Hampton Roads. Homes that are priced right still move quickly, but buyers who are prepared now have more room to negotiate than they did a year or two ago.

The VA Loan Myth That Costs Buyers Thousands
The most expensive mistake I see every spring is buyers being told their VA loan is “too weak” to compete. So they switch to conventional, put money down they didn’t need to, drain savings, or waive protections that exist for a reason. A VA loan isn’t the problem. Poor strategy is. Sellers care about clean terms, certainty, and net proceeds—not the logo at the top of the pre-approval letter.

How VA Buyers Actually Win in Hampton Roads
VA buyers who win don’t chase hype. They focus on structure. That means realistic pricing, strong timelines, and offers that make sense to sellers. Seller concessions are still very much in play in this market, especially when they’re framed properly. Used correctly, concessions can preserve cash, reduce stress, and protect your long-term financial flexibility—something that matters a lot for military families.

Timing, Appraisals, and Spring Reality
There’s no perfect week to buy a home. Waiting for perfect rates or zero competition usually costs buyers options. VA appraisals get a bad reputation, but in reality they’re designed to protect buyers from overpaying. In a market that’s calming compared to recent years, that protection isn’t a bad thing. Most appraisal issues are predictable when buyers understand condition, pricing, and expectations going in.

Seller Concessions: Why They Matter More Than Ever
Concessions aren’t about asking sellers to “give things away.” They’re about structuring a deal where everyone wins. Many sellers care more about certainty and clean terms than squeezing out the last dollar. When done right, concessions can lower out-of-pocket costs and make a purchase far more comfortable without hurting the seller’s bottom line.

Common Spring PCS Mistakes
The biggest issues I see every year are buyers rushing, using lenders unfamiliar with VA loans in this area, or assuming that a busy market means they have no leverage. Spring isn’t the enemy. Confusion is. Buyers who slow down just enough to understand the process tend to have smoother closings and fewer regrets.

For Current Homeowners
If you already own a home in Hampton Roads, spring PCS season matters to you too. Military demand remains a strong driver of buyer activity across the region. Homes that are priced and prepared correctly still attract serious interest. If you’re considering a move later this year, understanding how VA buyers think can help you position your home more effectively.

If you’re buying or relocating, watch the full video for a deeper breakdown and download my VA Loan Guide to map out your next steps. If you’re a homeowner, feel free to share this with a friend who’s PCSing or reach out for a quick value update.

Related Links:
• Video: https://youtu.be/bPtmJRKbkKE
• VA Loan Guide: https://realtorjedwards.com/va-loan-guide
• Schedule a Call: https://calendly.com/jedwrds/discovery-phone-call

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