How One VA Buyer Closed on an 85-Acre Estate—with No Cash Due at Closing*

Not every lender is equipped to handle unique properties. When buyers find a one-of-a-kind home, the financing often requires careful review, deep program knowledge, and thoughtful structuring. 

This is one of those stories. 

A VA-eligible buyer was under contract on a remarkable property—an approximately 85-acre estate in Tennessee, complete with a natural cave and a purchase price near $1 million. It was the kind of opportunity that doesn’t come around often. 

But moving forward wasn’t simple. 

The Challenge: A Property Other Lenders Declined 

Although the borrower met VA eligibility requirements, two lenders declined the loan. The reason wasn’t the buyer—it was the property. 

Some lenders apply internal acreage limits that go beyond standard VA guidelines. In this case, the size of the land triggered those additional restrictions, even though the home itself met program requirements. 

That’s when the client was referred to Grant Mason, Branch Manager & Senior Loan Originator at Princeton Mortgage. 

The Approach: Evaluating the Full Picture 

Rather than relying on additional internal acreage overlays, the transaction was evaluated based on applicable VA guidelines and the specific details of the property and borrower. 

Grant and the Princeton Mortgage team worked through the process step by step: 

• Verified borrower income and VA eligibility 

• Ordered and reviewed a VA appraisal 

• Confirmed the property met VA minimum property requirements, and the market value was satisfactorily supported.  

• Structured the transaction using seller credits, where permitted, to help offset eligible closing costs 

  
  

The Outcome: A Successful Closing 

Based on this specific borrower profile, property characteristics, appraisal results, and contract terms, the transaction moved forward successfully. 

Seller credits were applied to eligible closing costs, resulting in no cash due from the borrower at closing.

Why This Matters 

For Grant, this success story isn’t just about acreage—it’s about understanding how to navigate guidelines while evaluating each loan on its own merits. 

“They found a property they loved. Our role was to determine whether it met VA guidelines and help structure the transaction accordingly.” 

Large acreage, unique features, and higher price points don’t automatically disqualify a property—but they do require experience, attention to detail, and the right approach. 

Thinking About Using Your VA Loan Benefit? 

If you are considering purchasing or refinancing with a VA loan, connect with: 

Grant Mason, Branch Manager | Senior Loan Originator NMLS #2075270 

Princeton Mortgage NMLS #113856 

Visit nmlsconsumeraccess.org for licensing and information. 

VA loan eligibility and transaction outcomes vary based on individual borrower qualifications, property characteristics, program guidelines, and contract terms.