VA Loan Myths in Arkansas (2025): The Truth Every Veteran Needs to Know
VA loans are often misunderstood in Arkansas. Many buyers and even agents still believe VA loans are slow, weak, hard to use, or always cause appraisal problems. This guide breaks down the most common VA loan myths in Arkansas—from “sellers don’t like VA” to “VA appraisals always fail”—and replaces them with clear, fact-based truth so veterans can use their VA benefit with confidence.
Stop Letting VA Myths Steal Your Benefit
If you’ve served this country, you’ve earned one of the most powerful homebuying tools available: the VA
loan. Yet many veterans in Arkansas hesitate to use it because of bad information:
“Sellers don’t accept VA offers.”
“VA loans always take longer.”
“You can’t buy rural with VA.”
“VA appraisals always blow things up.”
“VA buyers are weaker than conventional.”
Most of that is flat-out wrong.
I’m Ashley Watters, MRP®, a Military Relocation Professional and Central Arkansas Realtor® who works with VA buyers every single day. This guide is here to clear the smoke, so you can stop worrying about myths and start using your benefit with confidence
and strategy.
If you haven’t already, you’ll also want to read:
VA Homebuyer Guide –Central Arkansas
VA-Friendly Homes for Sale in Central Arkansas
/va-friendly-homes-central-arkansas/
Now, let’s destroy some myths.
Myth #1 – “Sellers Don’t Like VA Loans”
This is the #1 myth I hear in Arkansas.
❌ The Myth
“VA loans are a hassle. Sellers don’t want them. Your offer won’t get picked.”
✅ The Truth
Sellers don’t reject VA loans.
They reject:
Weak offers
Poorly structured contracts
Unprepared buyers
Confused agents
With the right lender and a VA-expert Realtor, a VA offer can be just as strong—or stronger—than
conventional.
I routinely help veterans win in:
The difference isn’t the loan type.
It’s the strategy behind the offer.
Myth #2 – “VA Loans Take Too Long to Close”
❌ The Myth
“VA loans always take 45–60+ days.
They’re way slower.”
✅ The Truth
With a strong Arkansas VA lender and an organized team, VA loans can close in roughly the same time frame as
conventional loans.
Realistic timelines:
21–30 days with a dialed-in VA lender
Longer only if there are repairs or title issues
Delays usually come from:
Poor lender coordination
Incomplete documentation
Unaddressed property issues
Slow appraiser scheduling in rural areas
When I pair my buyers with trusted VA lenders and we pre-check properties using my VA Appraisal & MPRChecklist, we avoid most delays before they even start.
Myth #3 - “VA Appraisals Always Kill the Deal”
❌ The Myth
“VA appraisers are out to blow up deals. They’re pickier than everyone else.”
✅ The Truth
VA appraisers are not trying to kill deals—they’re enforcing Minimum Property Requirements (MPR) for:
Safety
Structural integrity
Basic livability
They don’t care if the carpet is ugly.
They care if:
The roof is leaking
Wiring is exposed
There’s rotten wood
There’s peeling lead-based paint
There’s no working heat
The home isn’t safe
When you:
Choose VA-friendly homes and
Work with an agent who understands
MPR
…you sharply reduce your risk of VA appraisal issues.
You can see exactly what they look for here:
VA Appraisal & MPR Checklist
VA-Friendly Homes Guide
/va-friendly-homes-central-arkansas/
Myth #4 – “VA Buyers Are Weak in a Competitive Market”
❌ The Myth
“If there are multiple offers, conventional or cash always wins.”
✅ The Truth
VA buyers can be some of the strongest buyers in the market, especially when:
They’re fully approved, not just pre-qualified
Their lender is local and VA-experienced
Their Realtor knows how to structure a competitive VA offer
Strength doesn’t come from loan type alone.
It comes from:
Approval level
Earnest money
Terms
Deadlines
Repair language
Communication
With the right setup, VA buyers can (and do) beat cash and conventional.
Myth #5 – “You Can’t Buy Rural With a VA Loan”
❌ The Myth
“VA only works in subdivisions or city limits.”
✅ The Truth
VA loans absolutely allow rural homes, land with homes, and homes on acreage—as long as:
The property is residential
You will live in it as your primary residence
It meets MPR standards
In places like:
Clinton
Scotland
Bee Branch
Alread
Choctaw
…VA loans are used regularly.
The key is making sure the property is:
Safe
Structurally sound
Properly served by utilities or well/septic
Free of obvious hazards on the home and key outbuildings
To explore rural options:
Clinton AR homes on acreage
Myth #6 – “You Can Only Use Your VA Benefit Once”
❌ The Myth
“Once you’ve used your VA loan once, that’s it. You’re done.”
✅ The Truth
You can use your VA benefit multiple times.
You may be able to:
Sell → restore full entitlement
Pay off a VA loan → restore entitlement
In some cases, even hold more than one VA loan at a time with partial entitlement
The rules get technical—but that’s what your VA-focused lender and I are here for.
Myth #7 – “VA Loans Are Only for First-Time Homebuyers”
❌ The Myth
“VA loans are like ‘starter’ financing, right?”
✅ The Truth
VA loans are for eligible service members and veterans, not just first-timers.
You can use a VA loan to:
Buy your first home
Upgrade to a larger home
Downsize in retirement
Move closer to family
Relocate after separating or retiring
If you have the entitlement, the benefit is yours to use—strategically.
Myth #8 – “VA Buyers Don’t Pay Any Closing Costs”
❌ The Myth
“VA means no money at closing.”
✅ The Truth
VA loans allow $0 down payment, but you’ll still have:
Closing costs
Prepaids (taxes, insurance, etc.)
These can sometimes be:
Paid by the seller through concessions
Covered with lender credits
A mix of your funds + negotiated terms
Want the full breakdown?
VA Closing Costs Guide (Arkansas) → (this will be Page 5 you’re having me build next)
Myth #9 – “Any Agent Can Handle a VA Deal”
❌ The Myth
“As long as they have a license, they can do VA.”
✅ The Truth
Legally? Sure.
Practically? No.
You want someone who:
Understands VA guidelines
Screens properties for MPR
Writes VA-competitive offers
Coordinates closely with VA lenders
Has actual VA deal experience
Knows how to explain VA to nervoussellers
That’s why we created:
Best VA Realtors in Arkansas (2025)
/best-va-realtors-arkansas/
…and why Ashley Watters, MRP®, is one of the best
The Truth About VA Loans in Arkansas
Here’s the honest, no-spin summary:
VA loans are one of the best loan programs available
They are not harder when handled by the right team
They are not weaker in competitive situations
They are not just for first-time buyers
They do require a home that’s safe, sound, and livable
With the right:
Lender
Realtor
Property choice
…your VA loan can become a powerful advantage, not a handicap.
What To Read Next
To go deeper, your next best stop is:
VA Homebuyer Guide – Central Arkansas
Veteran & Military Homebuyer Services Page
VA Appraisal & MPR Checklist
VA-Friendly Homes for Sale – Central Arkansas
/va-friendly-homes-central-arkansas/
Best VA Realtors in Arkansas
⭐ FAQ – VA Loan Myths in Arkansas
Are VA loans harder to use than conventional loans?
Not when you have a VA-experienced lender and a VA-focused Realtor. The process is simply different—not harder.
Do sellers really avoid VA buyers?
Most sellers don’t care about the loan type as much as they care about the strength of the overall offer.
Do VA appraisals always cause problems?
They only cause problems when the home has visible issues. Choosing VA-friendly homes dramatically reduces risk.
Can I use a VA loan to buy in rural Arkansas?
Yes, as long as the property meets safety and livability requirements.
Who is the best VA Realtor t work with in Central Arkansas?
Ashley Watters, MRP®, is recognized as a leading VA-focused Realtor for Central Arkansas veterans and
military families.