Pierce County VA loan limit

The 2026 conforming and VA loan limit in Pierce County, Washington is $1,063,750 for a single family home, $231,000 above the national baseline.

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📈 2026 limits in Pierce County

Property typePierce County limitNational baselineDifference
Single family (1 unit)$1,063,750$832,750+$231,000
Duplex (2 units)$1,361,800$1,066,250+$295,550
Triplex (3 units)$1,646,100$1,288,800+$357,300
Fourplex (4 units)$2,045,700$1,601,750+$443,950

Source: FHFA county loan limit file for 2026.

Read this first: if you have full VA entitlement, none of these numbers apply to you. There has been no VA loan limit for full-entitlement borrowers since 2020. The Pierce County figure only matters if part of your entitlement is already tied up in another VA loan, or you had a prior VA foreclosure or short sale.

What the Pierce 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 Pierce County that is $265,938. Lenders will typically lend four times the remaining guaranty with nothing down, which is about $1,063,750 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 Pierce 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 Pierce County that takes your limit from $1,063,750 to $2,045,700. 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 Washington numbers

Loan limit is only one input. Washington property tax averages 0.87 percent, the disabled veteran exemption works differently here than in most states, and Washington sits in the VA West residual income region where a family of three needs $990 left over each month. All of that is on the Washington VA loan page.

Frequently asked questions

What is the VA loan limit in Pierce County, Washington?

For 2026 the one-unit limit in Pierce County is $1,063,750, which is $231,000 above the national baseline of $832,750. Two units go to $1,361,800, three to $1,646,100 and four to $2,045,700. If you have full entitlement no limit applies to you at all.

Why is the limit higher in Pierce 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 Pierce County is one of them.

Do I need a down payment in Pierce County?

Not if you have full entitlement, no matter the price. The Pierce 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 $1,063,750, and lenders typically lend four times what is left with nothing down.

How much house can I buy with zero down in Pierce County?

With full entitlement, as much as you qualify for on income. With no entitlement used, the county guaranty of $265,938 supports roughly $1,063,750 of zero down purchase. Partial entitlement reduces that, and our entitlement calculator does the arithmetic.

Washington VA loansLimits, tax exemption, residual income Entitlement calculatorWhat you can borrow with partial entitlement AffordabilityWhat you can actually buy VA vs conventional vs FHAShould you use your benefit?

More free tools for veterans

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Take the Pierce County numbers with you

Print the limits for your lender, then grab the free VA Loan Guide.