VA loans are backed by the Department of Veterans Affairs and offer some of the best mortgage terms available. Veterans, active-duty service members, National Guard and Reserve members with qualifying service, and eligible surviving spouses can purchase a primary residence with no down payment and no monthly mortgage insurance. Q Home Loans proudly serves military families at Fairchild Air Force Base and throughout the Spokane region — we understand PCS timelines and typically close VA loans in 30–45 days, planned around your timeline. Contact us to obtain your Certificate of Eligibility and explore your options.
The VA loan is a benefit you earned through your service — use it to build wealth through homeownership.
Keep your savings intact. Buy a home with $0 down and no PMI — the most powerful loan benefit available.
VA loans historically have lower interest rates than conventional or FHA loans for the same borrower profile.
You can use your VA loan benefit multiple times throughout your life — it's not a one-time use.
The VA provides assistance to veterans facing financial hardship, with dedicated servicers to help.
Veterans with full entitlement can borrow above conforming limits without a down payment.
The VA funding fee is a one-time payment that helps offset the cost of the VA loan program. Disabled veterans and surviving spouses are exempt.
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% – 9.99% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
| Type | First Use | Subsequent Use |
|---|---|---|
| Cash-Out Refinance | 2.15% | 3.3% |
| IRRRL (Streamline) | 0.5% | 0.5% |
Exemptions: Veterans receiving VA disability compensation, Purple Heart recipients serving on active duty, and surviving spouses receiving DIC are exempt from the funding fee.
For veterans with full entitlement (never used a VA loan or fully restored), there is no loan limit — you can borrow any amount the lender approves with zero down payment.
For veterans with reduced entitlement, the 2026 conforming loan limit applies:
| Area | 2026 Loan Limit |
|---|---|
| Standard (most WA & ID counties) | $832,750 |
| High-cost areas | Up to $1,209,750 |
These limits increased 3.3% from 2025. Q Home Loans serves all counties across Washington, Idaho, Oregon, Montana, Arizona, and Nevada.
Get answers to common questions about va loans.
Active duty service members, veterans, National Guard and Reserve members with qualifying service, and eligible surviving spouses. Q Home Loans can help you obtain your Certificate of Eligibility.
Veterans with full entitlement (no existing VA loan) have no loan limit and can borrow without a down payment regardless of purchase price. Veterans with partial entitlement may have limits.
Most VA loans have a funding fee of 1.25%–3.3% of the loan amount, which can be financed into the loan. Veterans with service-connected disabilities are exempt from the funding fee.
Yes. Your VA benefit is reusable. You can use it to purchase a new home after selling your previous VA-financed home, or even have two VA loans simultaneously in some cases.
VA loans typically close in 30–45 days. Q Home Loans specializes in VA loans and can sometimes move faster when documents are in early with proper documentation in place.
VA loans are intended for primary residences only. However, you can use your VA benefit again to purchase a new primary residence if you PCS (permanent change of station), sell your current VA-financed home, or refinance out of your existing VA loan. In some cases, veterans with remaining entitlement can have two VA loans simultaneously — for example, if you're relocating for work and renting out your previous home. Q Home Loans can help you understand your remaining entitlement and explore your options.
For 2026, the standard VA loan limit for most counties in Washington and Idaho is $832,750. High-cost areas have higher limits: King, Pierce, and Snohomish counties in Washington have a limit of $1,063,750, and Teton County in Idaho has a limit of $1,249,125. Important: Veterans with full entitlement (meaning no existing VA loan) have no loan limit at all — you can borrow as much as a lender will approve based on your income and credit, with no down payment required. Q Home Loans serves all counties across Washington, Idaho, Arizona, Montana, Nevada, and Oregon.
The VA funding fee for 2026 purchase loans is 2.15% of the loan amount for first-time use with less than 5% down, and 3.30% for subsequent use. The fee drops to 1.50% with 5% or more down, and 1.25% with 10% or more down. The fee can be financed into your loan so you don't pay it out of pocket at closing. Veterans receiving VA disability compensation, Purple Heart recipients, and surviving spouses receiving DIC are exempt from the funding fee entirely. Q Home Loans will calculate your exact funding fee during pre-approval.
For eligible veterans and service members, VA loans are almost always the better choice. VA loans offer zero down payment (FHA requires 3.5%), no monthly mortgage insurance (FHA charges MIP for the life of the loan), lower average interest rates, and no loan limits for those with full entitlement. FHA loans are a strong alternative for non-veterans or those who don't meet VA eligibility requirements. Q Home Loans offers both VA and FHA programs and can help you compare the total cost of each option based on your specific situation.
Yes, VA loans can be used to purchase condominiums, but the condo project must be on the VA's approved list or go through a project approval process. VA loans can also be used for manufactured homes that are permanently affixed to a foundation and classified as real property. The property must meet VA Minimum Property Requirements (MPRs) as determined by a VA appraisal. Q Home Loans has experience with both condo and manufactured home VA purchases across Washington and Idaho.
Q Home Loans specializes in va loans for homebuyers in Washington, Idaho, and the Pacific Northwest.