Almost Two Years of Searching: A VA Buyer’s New Home and $20,000 Closing-Cost Package

The Buyer’s Goal

After relocating from California to Arizona, this buyer had one goal: find a home she could truly call her own. She wasn’t in a hurry to settle—she wanted the right home. Her criteria were clear: single-story, at least three bedrooms and two bathrooms, a corner lot, a tandem garage, and a purchase price under $450,000. She planned to use her VA benefit so she wouldn’t need a down payment.

The Challenge

Finding the right home took nearly two years. The West Valley new-construction market was active and competitive, and homes that fit her specific criteria moved quickly. Her requirements—single-story, corner lot, tandem garage—narrowed the field considerably. VA financing added another layer: not every builder community or property type is set up for VA loans, and buyers using VA financing need a REALTOR® who understands the process well enough to direct them toward options that will actually work.

We stayed the course together through a long search, keeping her criteria intact rather than settling for homes that didn’t fit.

My Strategy and Involvement

My focus throughout the search was on new-construction communities where builders were actively working with VA financing and offering competitive buyer packages. New construction was a strong fit for this buyer: she could select a lot and home plan that met her criteria without competing in a hot resale market.

When the right home became available—a single-story, three-bedroom, two-bathroom home on a corner lot with a tandem garage, under $450,000—I negotiated her package before she signed the builder contract. Builder contracts are written by the builder’s legal team, so I also made sure she understood the transaction process and the practical real-estate considerations involved at every stage.

I scheduled her independent inspection and guided her through the inspection findings, including the process of communicating concerns to the builder and understanding her options at that stage of construction.

What Was Negotiated

Before she signed, I negotiated a comprehensive package that included:

• $20,000 toward closing costs
• Washer, dryer, refrigerator, and blinds included with the home
• Builder-paid buyer-agent compensation—in this transaction, she did not pay my fee out of pocket

Her fixed interest rate, secured through VA financing, was 4.125%. She purchased with zero down payment using her VA benefit.

Note: Builder compensation arrangements vary by builder and transaction. The arrangement described above applies to this specific transaction.

The Outcome

She closed on a single-story, three-bedroom, two-bathroom home on a corner lot with a tandem garage in the West Valley—under $450,000, with VA financing and zero down payment. The closing package included $20,000 toward costs, a washer, dryer, refrigerator, and blinds. The inspection process gave her visibility into the home’s condition before she finalized the purchase.

Nearly two years after starting her search, she had the home she’d been waiting for.

A Practical Takeaway

VA financing can be used for new-construction homes, but the process is different from buying a resale property. Builder contracts, incentive structures, preferred lenders, and VA appraisal requirements all add layers that buyers navigating this alone may not anticipate. Having a buyer’s agent who knows the process—and who negotiates your package before you sign—can make a meaningful difference in the outcome.

If you have a VA benefit and are wondering whether it applies to new construction in the West Valley, reach out through my buyer questionnaire and let’s talk through your options.