Tidewater, ROV, and VA Assumptions in San Antonio
When a VA appraisal may come in low, Tidewater opens a short window to submit better sales. If value still falls short after the Notice of Value, request a Reconsideration of Value. Separately, a qualified buyer can assume a seller’s VA loan, often preserving a favorable rate, subject to servicer approval.
Quick Facts
- Tidewater provides a brief evidence window before report completion.
- ROV is a formal VA review after the Notice of Value posts.
- Assumptions require buyer credit, income, and servicer approval.
Tidewater Window
- Expect two working days to submit verified closed sales and context.
- Use tight San Antonio micro market comps near gate and schools.
- The appraiser finalizes value after reviewing your evidence.
ROV Essentials
- Submit a concise letter, grids, and stronger comparables.
- Focus on proximity, recency, and similarity over broad narratives.
- If unsuccessful, consider price, cash difference, or timing changes.
Assumption At A Glance
- Most assuming buyers pay a zero point five percent funding fee unless exempt as a Veteran.
- Servicers with automatic authority must decide complete files within forty five days.
- Request a release of liability and discuss entitlement impacts for the seller.
Verify details: VA Circular 26‑17‑18 (Tidewater) · VA Lenders Handbook · VA Circular 26‑23‑10 (Assumptions)
Key Takeaways
- Tidewater alerts your lender that value may run short and allows two working days to submit better comparable sales and local market context.
- ROV is a formal VA review after the Notice of Value, using letters and stronger comparables to request an adjusted opinion of value.
- VA assumptions let qualified buyers take over the seller’s existing VA loan, often preserving a favorable rate and established amortization.
- Assuming buyers typically pay a zero point five percent funding fee unless exempt, and must meet credit, income, and occupancy standards.
- Servicers with automatic authority must decide complete assumption files within forty five days, keeping PCS timelines moving smoothly.
- In San Antonio, build evidence early, align timelines to orders, and use agents comfortable with Military appraisals, ROVs, and assumptions.
How Tidewater Works In San Antonio
Tidewater begins when the VA appraiser alerts the lender that the opinion of value may fall below contract price. The appraiser then pauses completion and requests additional closed sales and market context. In San Antonio, a tight, local comp set is essential. Prepare evidence early so your agent and lender can respond quickly and preserve contract momentum during PCS windows.
- Trigger and notice: The appraiser signals potential short value and asks for more data. Your lender relays the request and coordinates evidence from your agent immediately.
- Two day window: Expect two working days for a compact comp package that mirrors appraisal grids and includes verification and short narratives on similarities and differences.
- Local focus: Use recent closed sales that match age, size, features, and micro market factors like gate access and school patterns that influence San Antonio pricing.
- Outcome path: The appraiser finalizes the report after review. If value remains short, your next step is a Reconsideration of Value request.
Learn how VA formalized the Tidewater timing and communication steps in policy. VA Circular 26‑17‑18.
Reconsideration Of Value: Building A Strong Case
When the Notice of Value is issued and still below contract price, the buyer can request a Reconsideration of Value through the lender. This is a formal VA review that weighs a letter with stronger evidence and comparable sales. The goal is a credible, supportable adjustment rather than a broad opinion. Organize the package as a simple narrative with clean grids and objective data.
- Right timing: An ROV happens after the Notice of Value issues. Follow lender instructions and keep the file organized so VA staff can review without delays.
- Evidence quality: Provide closed sales superior to the originals in proximity, recency, and similarity. Avoid listings and pendings unless used to support time adjustments.
- Clear narrative: Explain why each comp better represents current San Antonio demand, including gates, schools, and neighborhood amenities that shift buyer behavior.
- Next decisions: If the ROV is unsuccessful, consider price changes, cash differences, or contract adjustments that still fit your PCS timeline.
See VA handbook references for ROV process and follow on options. VA Lenders Handbook (Chapter 10 and 13) · VA Buyer’s Guide.
Tidewater And ROV Timeline At A Glance
| Stage | Trigger | Who Acts | Typical Window | Output |
|---|---|---|---|---|
| Tidewater notice | Appraiser expects value below contract | Lender notifies agent and buyer | Immediate | Call to gather comps and market data |
| Tidewater evidence | Comp pack prepared and delivered | Agent and lender team | Two working days | Comparable grids and brief narratives |
| Appraisal final | Appraiser completes report | Appraiser and lender reviewer | Per office timeliness | Notice of Value issued |
| ROV request | NOV still below contract | Buyer through lender | As soon as practical | Formal ROV letter and evidence |
VA Loan Assumptions In San Antonio
A VA loan assumption lets a qualified buyer take over the seller’s existing VA loan, often preserving a lower rate. The buyer must meet credit and income standards and the servicer must approve the file. Most assumptions also require a zero point five percent funding fee unless the assuming buyer is exempt. Ask about a release of liability and entitlement impacts for the seller.
- Eligibility and approval: The buyer must qualify with the loan holder or servicer. Expect full documentation and occupancy requirements similar to a new loan.
- Assumption fee: Many assumptions include a zero point five percent funding fee that the buyer pays unless exempt as a qualifying Veteran.
- Processing clock: Servicers with automatic authority must decide complete assumption files within forty five days, which supports PCS schedules.
- Seller protections: Request release of liability and discuss substitution of entitlement so the seller’s future VA eligibility remains clear.
Review official assumption rules and timelines before you write or accept offers. VA Circular 26‑23‑10 · VA Circular 26‑19‑19.
VA Assumption Quick Facts Table
| Item | Buyer | Seller | Notes |
|---|---|---|---|
| Credit and income | Must qualify with servicer | Confirms buyer approval | Standards mirror full underwriting |
| Funding fee | Zero point five percent unless exempt | N A | Receipt typically required in closing file |
| Processing time | Decision within forty five days | N A | When servicer has automatic authority |
| Rate and term | Inherit existing terms | N A | Attractive if legacy rate is favorable |
| Release of liability | Buyer signs assumption agreement | Request written release | Protects seller after transfer |
San Antonio Strategy: Evidence, Timelines, And Teamwork
Winning outcomes come from preparation. Build a comp kit before appraisal, draft an ROV letter template, and discuss assumption mechanics before listing or offering. Use our calculators to test payment comfort and net proceeds, and partner with agents who handle Military appraisals and assumptions weekly so your file moves cleanly from contract to funding.
- Pre build comps: Keep recent closed sales and maps ready so Tidewater submissions are fast, focused, and credible during the two day window.
- Draft the ROV letter: Use a simple narrative and grids, and avoid emotional language. Stick to data that matches local appraisal standards.
- Run the numbers: Model scenarios with the Mortgage Calculator and the Affordability Calculator for realistic monthly targets.
- Lean on pros: Coordinate with our Military focused agents who work VA appraisal and assumption files across JBSA corridors.
Your Next Steps…
Confirm who will lead comps during Tidewater and collect closed sales now. If needed, prepare a concise ROV request with data that reflects San Antonio micro markets. For assumptions, verify eligibility, fees, processing authority, and release of liability. Align appraisal, review, and funding tasks to your PCS calendar and move forward with a local team that handles Military timelines confidently from offer to keys.
Related Guides
Frequently Asked Questions
What is the Tidewater Initiative on a VA appraisal?
Tidewater is the appraiser’s notice that value may fall short. It pauses completion and gives your lender a brief period to submit additional closed sales and market evidence. The appraiser then finalizes the report with that information considered.
How long do I have to provide comps during Tidewater?
Expect two working days to submit a compact, verifiable comp package that mirrors appraisal grids. Organize sales by proximity, recency, and similarity so the appraiser can weigh them quickly alongside the original data.
When should I request a Reconsideration of Value?
Request an ROV after the Notice of Value is issued and the opinion remains below contract price. Your lender submits a concise letter with stronger comparables and a narrative explaining why the new evidence better reflects current market conditions.
Can an ROV increase the appraised value to contract?
Yes, if evidence supports it. VA staff reviews the appraisal and your submission. When the case is persuasive and consistent with guidelines, the value may be adjusted. If not, consider price changes, cash differences, or other contract options.
Who can assume a VA loan?
A qualified buyer, not only a Veteran, can assume if they meet the servicer’s credit and income standards and occupy the home. The servicer must approve the file and confirm documents before closing the assumption.
What is the VA assumption funding fee?
Most assuming buyers pay a zero point five percent VA funding fee, unless exempt as a qualifying Veteran. The fee is typically collected at closing and noted in the assumption documentation maintained by the servicer and title.
How fast must a servicer decide an assumption application?
Servicers with automatic authority must process and decide a complete assumption application within forty five days. If the file is incomplete, timelines can extend, so submit clean documentation and respond quickly to requests.
Does the seller get a release of liability on an assumption?
Ask for a written release of liability from the servicer so obligations transfer to the buyer. Discuss entitlement substitution as well, because it can affect the seller’s future VA borrowing power after closing.
How do assumptions affect interest rates?
Assumptions transfer the existing loan’s rate and terms. In higher rate environments, this can make the payment more attractive than new financing. Buyers should still verify taxes, insurance, and any dues to confirm total monthly cost.
Should we pursue Tidewater or go straight to ROV?
Use Tidewater first because it lets the appraiser consider better sales before finishing the report. If the Notice of Value still falls short, escalate to an ROV with a structured letter, clean grids, and a focused evidence set.
