VA Loan Basics for Washington: What Military Buyers Need to Know Before Buying in 2025

If you’re active-duty, a veteran, or military family relocating to Washington, the VA loan is one of the strongest home financing tools available — especially in areas surrounding Joint Base Lewis-McChord (JBLM). With zero-down options, no mortgage insurance, flexible credit requirements, and competitive interest rates, this program opens doors for buyers who want stability during a PCS or long-term investment in the Pacific Northwest.

This guide breaks down how the VA loan works specifically in Washington — written by a veteran Realtor who helps military families buy near JBLM every single year.

 What Is a VA Loan?

A VA loan is a government-backed mortgage program designed to help eligible service members, veterans, and surviving spouses purchase a home with powerful benefits, including:

• 0% down payment

• No private mortgage insurance (PMI)

• Flexible credit requirements

• Competitive interest rates

• Ability to purchase again after selling a prior VA home

• Higher loan limits in high-cost WA counties

For a full benefits breakdown, see:
➡️ VA Benefits in Washington: What Military Families Should Know Before Buying Near JBLM

Who Qualifies for a VA Loan in Washington?

You may qualify if you are:

• Active-duty military

• National Guard or Reservist (with required service time)

• Veteran

• Surviving spouse (with DIC benefits or eligibility certificate)

You’ll need a Certificate of Eligibility (COE), but most lenders can pull this for you in minutes.

VA Loan Limits in Washington (2025)

There are no official loan limits if you have full VA loan entitlement.

However, Washington has several high-cost counties, meaning your VA loan can stretch quite far.

Nearby counties include:

• Pierce County

• King County

• Thurston County

• Kitsap County

Many military families use their VA loan to buy in:

• Puyallup

• Spanaway

• Graham

• Lacey

• Tacoma

• Lakewood

• Bonney Lake

For area comparisons:
➡️ Best Neighborhoods Near JBLM for Military Families (2025 Guide)

What Can You Buy with a VA Loan in Washington?

Acceptable property types include:

• Single-family homes

• Townhomes

• VA-approved condos

• Manufactured homes (with restrictions)

• New construction (builder must allow VA financing)

You must plan to live in the home as your primary residence.

The VA Funding Fee (2025)

The VA funding fee helps keep the program running.

2025 Funding Fee Basics:

• First-time VA buyers: 2.15%

• Using VA again: 3.3%

• Exempt if you have a disability rating (any rating = exemption)

The fee can be financed into the loan.

Why Washington Is One of the BEST States to Use a VA Loan

Washington is uniquely military-friendly:

1. High Appreciation + Military Stability

Neighborhoods around JBLM consistently hold value due to:

• Strong relocation cycles

• Job stability

• High buyer demand

2. Competitive Sellers (VA Loans Are Widely Accepted)

Unlike some states, Washington has:

• Educated sellers

• Experienced agents

• Lenders familiar with VA requirements

3. Large Inventory of VA-Eligible Homes

Especially in areas like Spanaway, Graham, Pierce County suburbs, and northern Thurston County.

For hyperlocal area guides:
➡️ Living in Spanaway (2025 Guide)

➡️ Living in Puyallup — Neighborhoods, Schools & Community Insights

➡️ Living in Lakewood (2025 micro-guide)

➡️ Living in Bonney Lake (2025 Guide)

➡️ Living in South Hill (2025 Guide)

How Your VA Loan Works During a PCS

PCS timelines are unpredictable. The VA loan helps by allowing:

✔ Quick closings

✔ Zero-down flexibility

✔ Ability to buy sight-unseen with virtual tours

✔ Lower cash-to-close (perfect for moving expenses)

This is why VA is the #1 loan type used for JBLM relocations.

For PCS planning:
➡️ PCS to Washington: The Complete Timeline Every Military Family Needs (JBLM Edition)

VA Appraisal vs. Conventional Appraisal

VA appraisals focus on:

• Health

• Safety

• Structural integrity

They ensure the buyer gets a home in minimum property condition — something many military families appreciate.

Can You Use Your VA Loan More Than Once?

Yes — many buyers in Washington use it:

• For their first home

• Again after selling

• Or even restore entitlement after a PCS

You can also have more than one VA loan at once in certain situations.

Best Washington Areas for VA Buyers (2025)

Top-performing VA buyer communities include:

• Spanaway & Frederickson (affordability + space)

• Graham (newer homes + larger lots)

• Puyallup / South Hill (schools + amenities)

• Lakewood (fast JBLM access)

• Lacey / Dupont (short commute + military-heavy)

• Bonney Lake (newer builds + mountain views)

Final Thoughts

Your VA loan is one of the strongest homebuying tools available — especially here in Washington. If you’re relocating, planning a PCS, or trying to understand how much home you can afford, you deserve a clear, supportive guide who understands your lifestyle, your benefits, and your timeline.

As a veteran myself, I know how important it is to feel confident, protected, and understood during this process.

 If you’re planning to use your VA loan in Washington — or relocating to JBLM and want honest, step-by-step support — I’d love to guide you with clarity and care.

 Written by: Lani Fisher, Washington Realtor & Veteran Helping Military Families Buy With Confidence