VA Tidewater in Florida: What Buyers Need to Know

A low VA appraisal does not always end a purchase. It can create a cash gap and put contract deadlines at risk.

VA Tidewater happens before the appraisal is complete. A Reconsideration of Value, or ROV, happens after the appraisal and Notice of Value. Neither process guarantees a higher value.

For a Florida buyer, the next step is to protect both the evidence and the timeline. Work with your agent and lender. Send focused sales data.

Then review the appraisal, contract, riders, and deadlines before choosing what to do.

What is VA Tidewater?

VA Tidewater is a step in the VA appraisal process. It may start when the appraiser believes the home may be worth less than the contract price.

The appraiser tells the point of contact listed on the appraisal request. That person may be the lender, loan officer, or real estate agent. The appraiser does not debate the report or promise a value.

The point of contact may send relevant market data before the appraisal is finished. VA materials describe a two-working-day response period. The notice and current lender instructions control the exact deadline.

Tidewater is not a second appraisal. It is a short chance to give the appraiser useful sales information before the report is complete.

VA Circular 26-17-18 explains the Tidewater communication process.

What to send after a Tidewater notice

Move quickly, but do not send a large stack of listings. Your agent often helps find possible comparable sales. Your lender can explain where to send the package.

• Use recent closed sales when possible.
• Choose homes that are similar in location, size, age, condition, and features.
• Explain important differences in plain words.
• Include listing sheets and sale details.
• Verify that the sales closed.
• Ask your agent or lender whether pending-sale information is useful and what documents are required.

A nearby sale that sold for more is not automatically a strong comparable. The sale should help explain why the subject home may have a similar market value.

How local property facts fit in

In St. Petersburg, an older home, condo, or home near the water may have details that matter to the appraisal.

An updated bungalow may differ from a nearby home that needs work. A condo sale in the same building may be more useful than a higher sale in another community with different fees, rules, or features.

Flood-zone status, insurance costs, elevation, and repairs can affect the buying decision. They do not automatically raise or lower appraised value. Keep the Tidewater package focused on credible market evidence.

Review insurance, property condition, and loan requirements separately with your lender, agent, inspector, and insurance professional.

What happens after Tidewater?

The appraiser reviews the information and completes the appraisal. The final value may support the contract price or may be lower.

If the value is below the contract price, the VA appraisal process may result in a Notice of Value, often called an NOV. The NOV states the VA’s reasonable value for the property.

For example, if the contract price is $500,000 and the NOV is $485,000, the difference is $15,000.

The buyer, seller, lender, and contract then determine the available path. The buyer may need a price change, buyer funds, a valid ROV request, or a contract option. The loan amount and required buyer funds depend on the VA reasonable value, loan terms, entitlement, lender underwriting, and the signed contract.

Tidewater and ROV are different

Step	When it happens	Main purpose
VA Tidewater	Before the appraisal is finished	Give the appraiser relevant sales information.
Reconsideration of Value	After the appraisal and NOV	Ask for a formal review using valid support.

An ROV is not automatic. It does not guarantee a higher value.

VA guidance allows the buyer to ask the agent to provide valid sales data to the lender. The lender then follows its VA process for submitting the request.

Do not contact the appraiser to argue about the result. Start with your lender and agent. Ask what documents are needed, who will submit them, and how the request may affect the closing timeline.

See the VA Fee Appraiser Training Series for current VA appraisal training materials.

What can support an ROV?

An ROV should identify a real issue. A simple statement that someone disagrees with the value is not enough.

• Better closed sales that were available or were missed.
• Facts showing why a sale is more similar.
• Corrections to important property facts in the report.
• Support for market adjustments when properly documented.
• A short explanation of why the new facts may affect value.

A higher list price, the buyer’s plans, or the seller’s hoped-for proceeds do not prove market value. New information may not change the NOV.

What can a buyer do if the value is low?

The right choice depends on the home, budget, loan approval, and contract.

Ask the seller to lower the price

The seller may agree to reduce the price to the NOV or to another amount. This may reduce or remove the cash gap.

Bring funds for the gap

A buyer may choose to pay some or all of the difference. This should fit the buyer’s cash reserves and closing plan.

The lender must confirm that the loan still meets VA and underwriting requirements.

Change the agreement

The parties may agree to a price change, allowed seller concessions, or another written change. The lender must review changes that affect the loan.

Review the VA Escape Clause

VA says a VA purchase contract must include the VA Escape Clause, also called the VA Option Clause, in the situations described by VA. It gives the buyer an option if the VA reasonable value is below the contract price.

The buyer may negotiate, proceed by covering the difference with buyer funds, or exit under the clause without forfeiting earnest money, subject to the contract and applicable rules. The clause does not require the seller to lower the price.

Read the VA Escape Clause guidance for the official explanation.

Do not confuse the VA clause with other Florida protections

The VA Escape Clause, an appraisal contingency, and a financing contingency are not the same.

A Florida contract may include one, more than one, or none of these protections. The wording, riders, addenda, notices, and deadlines control.

Florida Realtors explains that the standard Florida Realtors and Florida Bar contracts use a negotiated Loan Approval Period. The financing section may also address whether the lender has received an appraisal that is satisfactory for the loan.

An appraisal-contingency rider may give separate rights. An FHA/VA rider may also contain special language. Do not assume that one deadline or protection applies to every Florida contract.

Review the Florida Realtors financing-contingency guidance and the contract you signed.

Check the contract before the deadline

Before you pursue an ROV, pay a gap, renegotiate, or cancel, ask your team:

• What is the loan approval deadline?
• What notices must be sent, and when?
• Does the contract include the FHA/VA rider?
• Does it include an appraisal-contingency rider?
• Can the parties extend a deadline in writing?
• What does the contract say about the deposit?

For legal advice about cancellation rights, deposits, or contract wording, speak with a Florida real estate attorney. Your lender can explain the loan process, but cannot give legal advice.

A low value is different from a repair issue

A VA appraisal considers value and basic VA property requirements. These are separate questions.

A home can meet the value requirement and still need repairs. It can also have no repair issue and still appraise below the contract price.

Read more about appraisal repairs before closing. You can also review the difference between a Florida home inspection and mortgage appraisal.

A practical VA appraisal plan

1. Read the Tidewater notice. Confirm the response deadline.
2. Tell your lender and agent. Confirm who will send the data.
3. Send focused comparables. Use clear evidence, not volume.
4. Review the appraisal and NOV. Check facts and understand the gap.
5. Ask about an ROV. Use the lender’s process if there is real support.
6. Check contract dates. Do this before making a final choice.
7. Choose a path that fits your budget. A cash payment is not the only possible path.

If you are planning a VA purchase in Pinellas County, see our VA home loan guide for St. Petersburg buyers. You can also review our St. Petersburg VA buyer checklist.

Frequently asked questions

Does every low VA appraisal receive Tidewater?

No. Tidewater is used when the appraiser believes the value may be below the contract price and follows the VA notification process. It is not a buyer-requested second appraisal.

How long do I have to respond?

VA materials describe two working days for the point of contact to send added information. Confirm the exact deadline in the notice and act promptly.

Can comparable sales guarantee a higher value?

No. The appraiser or VA reviewer decides whether the information supports a value change.

Can I cancel a Florida VA purchase after a low appraisal?

You may have rights under the VA Escape Clause or another contract protection. Your actual rights depend on the signed contract, riders, notices, and deadlines. Review the documents with your agent, lender, and a Florida real estate attorney if needed.

Official resources

• U.S. Department of Veterans Affairs: Buying a home with a VA-backed loan
• VA Home Loans: Fee Appraiser Training Series
• VA Circular 26-17-18: Tidewater communication procedures
• VA Escape Clause guidance
• Florida Realtors: Financing contingency questions and answers

Compliance note: This article is for education only. VA rules, lender processes, contract terms, and deadlines can change and vary by transaction. All loans are subject to underwriting and credit approval. This is not a commitment to lend.