What the Plymouth County limit actually does
Your county limit sets the guaranty the VA gives your lender, not a hard ceiling on what you can buy. The guaranty is 25 percent of the limit, so in Plymouth County that is $240,638. Lenders will typically lend four times the remaining guaranty with nothing down, which is about $962,550 if none of your entitlement is in use.
Want more house than that? You can still buy it. You bring 25 percent of the difference as a down payment, not the 20 percent a conventional loan would demand on the whole price.
Buying multi-unit in Plymouth County
The reason the four-unit row above matters: a VA loan can buy up to four units with zero down as long as you occupy one. In Plymouth County that takes your limit from $962,550 to $1,851,100. Rent from the other units counts at roughly 75 percent toward qualifying, and three or four unit properties generally need six months of reserves.
The rest of your Massachusetts numbers
Loan limit is only one input. Massachusetts property tax averages 1.14 percent, the disabled veteran exemption works differently here than in most states, and Massachusetts sits in the VA Northeast residual income region where a family of three needs $909 left over each month. All of that is on the Massachusetts VA loan page.
Frequently asked questions
What is the VA loan limit in Plymouth County, Massachusetts?
For 2026 the one-unit limit in Plymouth County is $962,550, which is $129,800 above the national baseline of $832,750. Two units go to $1,232,250, three to $1,489,500 and four to $1,851,100. If you have full entitlement no limit applies to you at all.
Why is the limit higher in Plymouth County?
The FHFA sets a higher conforming loan limit in counties where home prices run well above the national median. Only about 160 counties in the country qualify, and Plymouth County is one of them.
Do I need a down payment in Plymouth County?
Not if you have full entitlement, no matter the price. The Plymouth County limit only matters when part of your entitlement is tied up in another VA loan. In that case your remaining guaranty is 25 percent of $962,550, and lenders typically lend four times what is left with nothing down.
How much house can I buy with zero down in Plymouth County?
With full entitlement, as much as you qualify for on income. With no entitlement used, the county guaranty of $240,638 supports roughly $962,550 of zero down purchase. Partial entitlement reduces that, and our entitlement calculator does the arithmetic.
More free tools for veterans
Take the Plymouth County numbers with you
Print the limits for your lender, then grab the free VA Loan Guide.