If you’re a Veteran or active-duty service member thinking about buying a home in 2025, timing is finally on your side.
Several U.S. cities are seeing a noticeable drop in home prices, fueled by rising inventory and softening demand.
For buyers using VA loans, these cooling markets offer a rare advantage—especially in areas near military bases where VA eligibility matters most.
We’ve rounded up 10 metro areas with the highest share of listings with price cuts, from tech hubs like Denver and Austin to coastal Florida cities like Tampa and Palm Bay. Let’s explore where the best deals are now.
Key Takeaways
- Homes in these cities are taking 45–76 days to sell, giving VA buyers more time to inspect, negotiate, and secure financing.
- Many homes are selling below asking price, with some metros like Austin seeing 70%+ of sales under list value.
- Inventory spikes—up to 33% year-over-year—signal more choices and less bidding pressure for Veterans using VA loans.
- Several cities offer suburban areas near bases that are more affordable than downtown cores, ideal for first-time VA buyers.
- Cooling markets don’t mean weak economies—many of these metros still boast job growth and strong demand long-term.
- Veterans should watch for high insurance costs in coastal Florida, which may affect affordability despite lower listing prices.
In this Article
Why Price Cuts Matter for Veterans
Home prices are cooling in dozens of U.S. cities, and Veterans are in a strong position to take advantage. With VA loans offering no down payment, no mortgage insurance, and flexible credit options, buyers with VA eligibility have more room to negotiate and act fast when opportunity strikes.
In high-inventory markets, price cuts often lead to better concessions, seller-paid closing costs, or below-asking sales—especially if the property has been sitting on the market. These factors can create a perfect storm for VA buyers looking for value and long-term stability.
The VA Advantage in a Cooling Market
- No down payment required—even when sellers won’t cover closing costs
- Lower monthly payments thanks to no PMI (private mortgage insurance)
- More negotiating power in markets with rising days on market
- Ability to lock in better deals without competing against cash buyers
What to Look For
When evaluating cities with high price-cut activity, Veterans should prioritize proximity to bases, affordability, and whether the local economy supports long-term home value. Areas like San Antonio, Phoenix, and Tampa check these boxes, offering both military access and housing leverage.
📉 Pro tip: In many of these cities, 25–35% of homes are listed below recent highs. If you’re using a VA loan, this gives you serious room to negotiate.
About VA Home Loans
VA home loans are a powerful benefit for Veterans and active-duty military members. With no down payment, no PMI, and flexible credit guidelines, VA loans help you buy or refinance more affordably.
1. Denver, Colorado
Share of listings with price cuts: 33.7%
Median listing price: $609,950
YoY Price Change: -3.6%
Median days on market: 45
Nearby Military Base: Buckley Space Force Base (~15 miles from downtown)
Denver’s housing market is cooling, with a surge in active listings giving buyers more leverage. While the city’s tech and outdoor scene remain attractive, high mortgage rates are slowing demand. Veterans can find better value in areas like Aurora, near Buckley SFB. VA loans with no down payment can be a powerful tool in this buyer-friendly market.
2. Phoenix, Arizona
Share of listings with price cuts: 33.2%
Median listing price: $520,000
YoY Price Change: -3%
Median days on market: 65
Nearby Military Base: Luke Air Force Base (~20 miles west)
Inventory in Phoenix is up 33% year-over-year, and over 60% of homes sell below asking. Veterans near Luke AFB can explore affordable homes in Glendale and nearby suburbs. It’s a great time to negotiate, especially with VA loan advantages in hand.
3. Austin, Texas
Share of listings with price cuts: 32.3%
Median listing price: $524,950
YoY Price Change: -4.5%
Median days on market: 58
Nearby Military Base: Camp Mabry (central Austin)
Austin’s market is correcting. With rising inventory and homes taking longer to sell, areas like Pflugerville and Round Rock are promising for VA buyers. First-time military homebuyers can use VA loans to compete in this softening market.
4. San Antonio, Texas
Share of listings with price cuts: 30.5%
Median listing price: $315,000
YoY Price Change: +0.3%
Median days on market: 76
Nearby Military Base: Joint Base San Antonio
San Antonio remains a top choice for veterans. With a below-average median home price and thousands of listings, the city offers affordable access to housing near major bases like Fort Sam and Lackland. VA loans stretch farther here than in most major metros.
5. Tampa, Florida
Share of listings with price cuts: 29.4%
Median listing price: $410,000
YoY Price Change: -2.8%
Median days on market: 58
Nearby Military Base: MacDill Air Force Base
Tampa’s strong job market and VA accessibility near MacDill AFB make it a solid pick for military families. The softening market offers good opportunities in South Tampa, though buyers should factor in insurance costs.
6. North Port, Florida
Share of listings with price cuts: 30.1%
Median listing price: $490,500
YoY Price Change: -1.5%
Median days on market: 70
Nearby Military Base: None (MacDill AFB ~60 miles north)
North Port is a value pick for veterans willing to commute or retire near the Gulf. The city has a slower market pace and affordable coastal homes, ideal for VA-backed financing.
7. Cape Coral, Florida
Share of listings with price cuts: 28.6%
Median listing price: $415,000
YoY Price Change: -2.3%
Median days on market: 62
Nearby Military Base: None (MacDill AFB ~100 miles north)
Known for its canals and coastal living, Cape Coral’s slower sales pace favors negotiation. It’s a solid Florida option for veterans not tied to a base.
8. Deltona, Florida
Share of listings with price cuts: 27.8%
Median listing price: $394,450
YoY Price Change: -1.8%
Median days on market: 70
Nearby Military Base: None (NAS Jacksonville ~100 miles north)
While not a military hub, Deltona offers veterans affordable homes with slower sales timelines. Great for remote workers or retirees using VA loan benefits.
9. Palm Bay, Florida
Share of listings with price cuts: 27.4%
Median listing price: $389,825
YoY Price Change: -2.1%
Median days on market: 61
Nearby Military Base: Patrick Space Force Base (~10 miles south)
Close to Patrick SFB, Palm Bay is ideal for active-duty service members and retirees looking for value near the coast. VA buyers have room to negotiate here.
10. Charleston, South Carolina
Share of listings with price cuts: 26.3%
Median listing price: $475,000
YoY Price Change: -1.2%
Median days on market: 55
Nearby Military Base: Joint Base Charleston
Charleston blends Southern charm with strategic military access. Neighborhoods like North Charleston offer affordability near JB Charleston, making it a smart VA-backed option.
Tips for Veterans Buying in These Markets
- Use VA Loans: No down payment and no PMI make VA loans ideal for securing homes below asking price.
- Work with Military-Friendly Realtors: Agents familiar with bases like JBSA or MacDill can guide you to the best deals.
- Negotiate: High inventory and price cuts give you leverage to ask for concessions or lower prices.
- Research Neighborhoods: Prioritize areas near bases for community and convenience, like Aurora near Buckley or Glendale near Luke.
For more on VA loans, visit VA Home Loans.
Market Comparison Table
| City | Median Listing Price | Price Cuts (%) | Days on Market | Nearby Military Base |
|---|---|---|---|---|
| Denver, CO | $609,950 | 33.7% | 45 | Buckley SFB |
| Phoenix, AZ | $520,000 | 33.2% | 65 | Luke AFB |
| Austin, TX | $524,950 | 32.3% | 58 | Camp Mabry |
| San Antonio, TX | $315,000 | 30.5% | 76 | Joint Base San Antonio |
| Tampa, FL | $410,000 | 29.4% | 58 | MacDill AFB |
| North Port, FL | $490,500 | 30.1% | 70 | None (MacDill, ~60 mi) |
| Cape Coral, FL | $415,000 | 28.6% | 62 | None (MacDill, ~100 mi) |
| Deltona, FL | $394,450 | 27.8% | 70 | None (NAS Jacksonville, ~100 mi) |
| Palm Bay, FL | $389,825 | 27.4% | 61 | Patrick SFB |
| Charleston, SC | $475,000 | 26.3% | 55 | Joint Base Charleston |
What This Means for VA Buyers
Across all 10 cities we covered, one theme is clear: leverage is shifting toward the buyer—and VA-eligible homebuyers are uniquely positioned to benefit. Whether you’re active-duty or a Veteran, market softening gives you the chance to buy smarter, with better terms and less competition.
The Bottom Line
With home prices softening and inventory rising, Veterans using VA loans are entering the market at a moment of real opportunity.
Many of the cities on this list offer price cuts, longer time on market, and military-friendly neighborhoods—making them ideal for buyers looking to negotiate favorable terms.
Whether you’re active-duty or retired, VA loans give you the leverage to buy without a down payment, and often without PMI. From Texas to Florida to Colorado, the window to act is open—but it won’t stay that way forever.
Get pre-approved, explore your options, and take advantage of these shifting market conditions while they last.
Frequently Asked Questions
Which city has the highest share of listings with price cuts?
Denver, Colorado leads the list with 33.7% of active listings showing price reductions as of mid-2025.
Are VA loans effective in soft housing markets?
Yes. VA loans allow Veterans to buy with no down payment, giving them more leverage in markets with high inventory and price cuts.
Which Texas cities are offering the most opportunity right now?
Austin and San Antonio are seeing major listing price drops, with strong VA loan usage and proximity to military bases.
Is North Port a good fit for Veterans?
Yes. While not close to a major base, North Port offers affordability and negotiability, especially for retirees or remote workers using VA loans.
Why is San Antonio popular with military families?
It combines affordable housing, a low cost of living, and proximity to Joint Base San Antonio. VA loans stretch further here than in most metros.
Do Florida cities on this list work for VA buyers?
Yes. Tampa, Palm Bay, and Cape Coral offer VA-eligible homes with reduced prices and access to bases or coastal jobs.
How can Veterans benefit from these market shifts?
Buyers can negotiate lower prices, request seller credits, or lock in deals with less competition—especially with VA loan approval in hand.
Do all cities have nearby military bases?
Most do. Some, like Cape Coral and Deltona, are farther from bases but still offer value for relocating Veterans and retirees.
The VA Loan Network Editorial Team is comprised of dedicated mortgage specialists and financial writers committed to providing veterans and service members with accurate, up-to-date information on VA loan benefits, eligibility, and the home-buying process.
