Thinking about buying a home in Grand Rapids with your VA loan? You earned this benefit, and it can open doors with little or no down payment when used well. In this guide, you’ll learn how VA loans work here, what to expect in our market, and the exact steps to make a strong offer without taking on needless risk. Let’s dive in.
Why Grand Rapids works for VA buyers
Grand Rapids offers a mix of starter homes, solid mid‑market options, and a few condo pockets that can fit VA guidelines. As of January 2026, Redfin shows the city’s median sale price around 280,000 to 300,000 dollars with a median 33 days on market. By comparison, Realtor.com reported a Kent County median of about 369,000 dollars in late 2025. This city‑to‑suburb gap gives you flexibility if you want more space or newer builds outside the core.
In desirable pockets, homes can draw multiple offers. VA buyers still win in these conditions with the right prep, smart terms, and a team that understands appraisals, MPRs, and condo rules.
VA loan basics you need to know
Eligibility and your COE
Your VA home‑loan benefit is available to eligible Veterans, active‑duty service members, some Guard and Reserve members, and certain surviving spouses. Lenders verify your benefit with a Certificate of Eligibility. It is smart to get your COE before you start touring since lenders often need it before ordering an appraisal. You can request one online or ask your lender to help through the VA portal using the steps on the VA’s housing page. See the VA overview on how to get your COE and start the process at the VA’s housing assistance page: VA home loan benefit and COE.
Entitlement and loan size
If you have full entitlement, the VA does not cap your loan size for purposes of zero down. If you have used entitlement and not restored it, county loan limits and your remaining entitlement can affect whether you need a down payment. Your COE shows entitlement details. Review it with your lender so you know if a down payment will be required in your case.
Funding fee, closing costs, and concessions
The VA funding fee is a one‑time fee you can pay at closing or roll into the loan. The amount depends on your service category, first or subsequent use, down payment, and loan type. Many Veterans receiving VA compensation for a service‑connected disability are typically exempt from the fee. The VA also limits seller concessions to no more than 4 percent of the home’s reasonable value. This rule shapes how you structure closing‑cost requests and credits. Review the current fee chart and concession rules at the VA’s page on funding fee and closing costs.
Property types and MPRs
VA loans can be used for single‑family homes, VA‑accepted condos, some manufactured homes that meet VA and state rules, and 2–4 unit properties if you will live in one unit. VA appraisals check Minimum Property Requirements focused on safety, soundness, and sanitation. Common MPR flags include roof condition, safe access, working heat, safe electrical, water or sewer issues, and evidence of active infestation or water intrusion. Learn more in the VA Lender’s Handbook section on Minimum Property Requirements.
Appraisals, Tidewater, and ROV
If an appraiser believes value may come in below the contract price, the appraiser may start Tidewater. This gives your lender and agent a short window, often 48 business hours, to submit objective comparable sales. If the Notice of Value still comes in low, your lender can request a formal Reconsideration of Value with more data. Understanding these steps helps you plan for appraisal gaps without overreaching. See a plain‑English explainer on Tidewater and ROV.
Condos in Grand Rapids
VA financing for a condo unit requires the entire project to be accepted by VA. Before you pay for an appraisal, confirm the project status through a VA project report. If the building is not yet accepted, the HOA can submit documents for VA review, which can take weeks or longer. Start this check early. You can explore project status and the review process using this VA condo lookup resource.
Manufactured homes and 2–4 units
Manufactured homes must meet VA and Michigan rules, including proper foundation and permanent affixation. Duplex, triplex, and fourplex purchases are allowed when you will occupy one unit as your primary residence. Underwriting is stricter and your lender will document occupancy plans. The VA Lender’s Handbook covers these criteria along with MPRs here: VA Handbook reference.
Assumability as a future selling point
Most VA loans originated on or after March 1, 1988 are assumable with VA or lender approval. The buyer must be creditworthy and a funding fee may apply. If rates rise again, an assumable loan with a lower rate can make your home more attractive to future buyers. Get a practical overview of how assumptions work here: VA loan assumption basics.
Grand Rapids price bands to watch
- Entry options in the city. Older bungalows and some 2‑bed condos often list from about 230,000 to 300,000 dollars. As of January 2026, city medians hover near the high 200s, so a move‑in‑ready starter may sell near that mark depending on condition and location.
- Mid‑market in nearby suburbs. In areas like Kentwood, Grandville, and Walker, many 3‑bed single‑family homes trade roughly in the 300,000 to 450,000 dollar range. County medians near 369,000 dollars in late 2025 support that range.
- Higher‑priced pockets. Neighborhoods such as Heritage Hill, Eastown, and communities tied to Forest Hills or Ada often run above city medians. Zero‑down VA buyers can still compete, but expect tighter inventory and plan your appraisal and cash strategy.
How to compete and win with a VA loan
Pre‑search checklist
- Get your COE in hand so underwriting can move fast. Start here: VA home loan benefit and COE.
- Gather pay stubs, W‑2s or tax returns, bank statements, and your VA disability award letter if you receive benefits.
- Ask your lender for an underwritten preapproval. It is stronger than a verbal pre‑qual and helps in multiple offers. For tips that help VA offers stand out, see this guide on making a VA offer competitive.
Choose the right lender and agent
- Lender questions to ask: How many VA loans do you close each month? What are your average appraisal timelines in Kent County? How do you handle Tidewater and ROV? Do you manage condo or HOA documentation?
- Agent questions to ask: Do you regularly close VA purchases in Grand Rapids? Will you pre‑screen listings for likely MPR issues and confirm condo acceptance before we pay fees?
Smart offer terms for VA buyers
- Pair a strong preapproval with a clear lender vouch letter and a solid earnest‑money deposit.
- Consider an appraisal‑gap commitment if your budget allows. You can state you will bring a set amount above the Notice of Value. Keep it capped so you stay within your comfort zone.
- Use flexible dates, short inspection windows, or seller rent‑backs if helpful, but avoid waiving vital protections outright.
If the VA appraisal needs repairs
- VA‑required repairs must be finished or properly escrowed before closing. Common items include roof life, heating, electrical issues, safe access, and water or sewer problems.
- Decide early who pays and build in time for reinspection.
- Your lender will clear the Notice of Value conditions once repairs are verified. See MPR details here: VA MPR overview.
Timeline expectations
Plan for 30 to 60 days from contract to close. Appraisal scheduling, any MPR repairs, and potential Tidewater or ROV reviews can add time. If you need a quick close to be competitive, work with a team that has a track record of timely VA closings in West Michigan.
Michigan property taxes: PRE and disabled‑veteran relief
After closing, file Michigan’s Principal Residence Exemption, often called PRE, to reduce your property taxes on your primary home. Some disabled Veterans may qualify for additional state relief that can significantly lower tax bills. Review the PRE claim requirements and deadlines at Michigan’s official page on Principal Residence Exemption.
Common myths and pitfalls
- “VA loans are slower” is mostly about process, not the loan itself. With a complete file, a VA‑savvy lender, and fast repairs, timelines look much like conventional deals.
- Substantial fixer‑uppers can struggle with MPRs. Get a full inspection and ask your agent to flag likely MPR issues before you write.
- For condos, verify VA project acceptance first. If not accepted, an HOA‑led review can take weeks, which may not fit a tight closing window.
VA loan quick facts for Grand Rapids buyers
- Zero down is possible with full entitlement and lender approval.
- Funding fee applies in most cases, but many Veterans with service‑connected disability are exempt. See details at funding fee and closing costs.
- Seller concessions are capped at 4 percent of the home’s reasonable value.
- Condos must be in a VA‑accepted project before you order an appraisal. Use this VA condo lookup.
- Duplex, triplex, and fourplex purchases are allowed if you will occupy one unit.
- VA loans are assumable with approval, which can help when you sell if your rate is lower than the market. See assumption basics.
Ready to put your benefit to work in West Michigan? If you want a local, veteran‑focused team that understands entitlement, MPRs, condos, and how to win offers in Grand Rapids, reach out to William Leiter for a friendly, no‑pressure consult.
FAQs
How does a VA loan work for first‑time buyers in Grand Rapids?
- You verify eligibility with a COE, get an underwritten preapproval, shop homes that meet VA MPRs, and close with little or no down payment if you have full entitlement.
What is the VA funding fee and who is exempt?
- It is a one‑time fee based on service status, first or subsequent use, down payment, and loan type; many Veterans receiving VA compensation for a service‑connected disability are exempt.
How do VA condo approvals affect buying downtown Grand Rapids?
- The condo project must be VA‑accepted before you order an appraisal; if not, the HOA can seek VA review, which may add weeks, so verify early.
What happens if the VA appraisal comes in low in Kent County?
- Your lender and agent can respond during Tidewater with comps and, if needed, request a formal ROV; you can also adjust price or use an appraisal‑gap commitment if planned.
Can I use a VA loan to buy a duplex or fourplex in Michigan?
- Yes, if you will live in one unit as your primary residence; underwriting is stricter and the home still must meet VA MPRs.
How long does a VA purchase usually take in Grand Rapids?
- Plan for 30 to 60 days from contract to close, allowing time for appraisal scheduling and any required MPR repairs or valuation reviews.
