VA Tidewater can HELP!!
The VA appraisal Tidewater Idaho process can feel confusing if you're not familiar with how it works. But for veterans using a VA loan to purchase a home in Idaho - especially in areas like Boise, Nampa, or Meridian - understanding Tidewater is crucial. This unique step in the VA appraisal process gives real estate agents the chance to submit additional comparable sales before the final appraised value is issued. It’s a safeguard that protects both buyers and lenders and can help prevent contract-killing surprises.
Unlike traditional appraisals, where the appraised value is simply issued (sometimes shockingly low), Tidewater is a proactive step to avoid surprises. It does not mean the deal is dead - it means you get a chance to defend the purchase price before the appraisal is finalized.
This process is unique to VA loans and is designed to protect both the veteran buyer and the taxpayer.
Tidewater impacts multiple parties in the transaction:
Veteran Buyers - Get protection from overpaying for a home.
Real Estate Agents - Are given a voice in the appraisal process to support the contract price.
Sellers - Are notified that the appraiser has value concerns but still have a chance to keep the deal on track.
Lenders - Act as the bridge between appraiser and agent during the Tidewater period.
Important: The buyer does not interact directly with the appraiser. All Tidewater communications go through the lender and agent.
Here's what happens when Tidewater is triggered:
Appraiser flags the concern.The VA appraiser notifies the VA-approved lender (like us) that the appraised value may come in low.
Lender notifies the buyer's agent.We immediately alert the buyer's real estate agent that they have 48 hours to submit supporting documentation.
Agent submits comps and analysis.The buyer's agent provides relevant comps, market data, and explanation - no emotional appeals or price justification letters are allowed.
Appraiser reviews.The appraiser takes the new data into account and determines the final value. There is no guarantee the value will change, but well-prepared comps can absolutely make a difference.
Final VA appraisal is issued.The report is sent to the lender, and a Notice of Value (NOV) is established.
VA appraisers expect quality data, not quantity. Here's what to include:
3 to 5 recent comparable sales (ideally within 1 mile and 90 days)
Adjustments for square footage, lot size, condition, features
MLS sheets with sale prices, photos, and days on market
Comments explaining why each comp is appropriate
Public records or appraisal reports (if available)
Neighborhood trends or unique value factors
✅ Pro Tip: If the subject property is one-of-a-kind (e.g., acreage, a shop, or unique view), include a narrative explaining why comps might be limited or need special adjustments.
The VA doesn't allow certain types of "influence." Avoid:
Letters from the buyer or seller explaining their emotions
Statements like "the buyer loves the home" or "we had multiple offers"
Any documentation not related to market value or property features
The goal is to support the sales price with real, verifiable data.
Even after submitting comps, the value may still fall short. Here are the next steps:
Renegotiate with the seller - The seller can lower the price to match the VA appraised value.
Pay the difference in cash - The veteran can make up the gap out-of-pocket (but this is optional and rare).
Reconsideration of Value (ROV) - A more formal appeal can be made, but it requires new comps not previously submitted.
Cancel the contract - The VA protects the buyer's earnest money with an appraisal contingency.
Important: VA buyers are never required to pay more than the appraised value. That's a powerful protection for our veterans.
In markets like Boise, Meridian, Nampa, and Eagle, appraisals can be tricky:
Fast-rising home prices may not be reflected in recently closed sales
Low inventory can force appraisers to use outdated or farther-away comps
Unique properties (acreage, horse setups, shops) may not have clean comps available
That's why experienced Idaho agents should be proactive. Have comps ready before the appraisal and review them with the lender to prep for potential Tidewater notices.
Set a reminder: You only have 48 hours - act fast!
Work with your lender immediately to align on what to submit
Keep your comps clean, relevant, and professionally presented
Don't submit more than 5 comps unless requested - quality beats quantity
Stay in touch! Great communication helps everyone stay calm and focused
We've handled hundreds of VA appraisals across the state. When Tidewater is triggered, we:
Notify all parties immediately
Coach agents through comp collection
Submit all documentation directly to the appraiser
Guide veterans through next steps if the value falls short
We treat Tidewater as a team event - and we play to win for our veteran clients.
The VA has strict rules about how appraisers must conduct themselves during the Tidewater Initiative. This ensures fairness and avoids undue influence on the appraisal process.
Initiate the Tidewater process if they believe the value may not support the contract price
Notify only the lender (not the agent, buyer, or seller directly)
Allow the buyer's agent or lender to submit additional comparable sales within 48 hours
Review the submitted comps objectively and determine whether they support the contract price
Issue a final opinion of value after the Tidewater window closes
Provide a written appraisal report that includes their reasoning and adjustments
Base their value opinion solely on market data and VA appraisal guidelines
Disclose the estimated value or appraisal findings during the Tidewater process
Communicate directly with the buyer, seller, or listing agent
Accept any pressure, influence, or "value justification" letters from agents or parties involved
Change the value based on personal opinions, emotional pleas, or anecdotal market activity
Extend the 48-hour Tidewater window (only the VA or lender can approve an extension under specific circumstances)
Use comps provided that fall outside of VA criteria (e.g., too far geographically or too old)
The appraiser's hands are tied - they follow VA protocol, not local customs or negotiation tactics. Your job is to present strong, objective, market-supported comps that fit within VA standards (sold within 90 days, similar style, same school zone or neighborhood if possible, etc.).
If your comps fall outside those guidelines, include an explanation to justify their relevance (e.g., rural properties, unique features, no recent local sales).
Whether you’re a buyer, agent, or seller, we’re here to help. The VA loan process can feel confusing, but we're the Idaho experts who know every step - from appraisal to closing.
👉 Contact 1st Choice Mortgage for expert advice, fast communication, and top-level support for your VA transaction.
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