VA loans in Billings.
The Yellowstone County figure on this page is a county reference only, not an address-based lookup for Billings. Confirm the property's county, and which local offices serve the address, before relying on it.
Yellowstone County reference value. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties.
Source: FHFA Full County Loan Limit List for 2026 (HERA-based, final). One-unit limit; applies to mortgages acquired in calendar year 2026. Source checked 2026-09-16. · Yellowstone County (FIPS 30111)
County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Look the property's county up at FHFA.
What the county figure means here.
A borrower with full VA entitlement does not have a VA loan limit, subject to lender approval, ability to repay, and the appraised value or purchase price. The FHFA one-unit county conforming loan limit matters primarily when calculating remaining bonus entitlement for a borrower who does not have full entitlement, and it may affect whether a down payment is required.
Yellowstone County carries a $832,750 one-unit conforming loan limit value for 2026, and that is the county figure we reference for Billings. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. Whichever county your property is in, the value is used in remaining-entitlement calculations — including on a 2–4 unit property — and is not a cap on what a fully-entitled buyer can finance.
Planning around BAH? Rates vary by pay grade, dependency status, and ZIP-based Military Housing Area — verify yours on the official DoD BAH calculator.
This site does not publish current rates or APRs. Your rate and terms depend on your credit profile, income and assets, the property, market conditions, lock timing, points or lender credits, underwriting, and final lender approval. Request a personalized quote from Bolt Home Loans LLC.
Estimate a payment with your own rate assumptionBillings permits: roofing, siding, decks and taller fences all need one
The City of Billings Building Division FAQ says a building permit is required for almost any construction on private property, including decks, siding, roofing, parking lots, fences 8 feet or taller and retaining walls over 4 feet. Fences between 4 and 6 feet need a Planning permit. Painting, wallpapering, detached sheds up to 200 square feet and non-structural private sidewalks and driveways do not need a permit.
Most electrical and plumbing permits can be issued only to licensed trades. Practical step: when a Billings seller advertises a new roof or siding, ask the Building Division on the 5th floor of City Hall whether it was permitted. Residential roofing, siding, window and door applications can be emailed; others go through the online portal.
Outside city limits: Yellowstone County Rural Special Improvement Districts
Yellowstone County Public Works publishes the resolutions creating Rural Special Improvement Districts (RSIDs) in county subdivisions, listed by number and subdivision name. The department manages county transportation infrastructure, and RSIDs are how improvements in these subdivisions are organized and assessed.
A Billings address does not guarantee a property is inside city limits. Practical step: if the property is in a county subdivision, check whether its name appears in the RSID list and read the resolution. Then ask the County what assessment applies to the parcel and how long it runs. Some subdivisions appear under several RSID numbers, each with its own resolution. County Public Works also handles junk vehicle disposal and noxious weed control.
- FHFA — Conforming loan limit values
- City of Billings Building Division — FAQs
- Yellowstone County Public Works — Rural Special Improvement Districts
- VA — Home loan entitlement and limits
Sources checked 2026-09-24. Educational information only, not legal, tax or underwriting advice.
VA loan programs available in MT.
$0 down in Billings. No PMI.
Lower your rate. Minimal paperwork.
Up to 100% LTV — conventional caps at 80%.
$0 down above conforming.
Finance repairs into your purchase.
Roll energy upgrades into the loan.
Widows and widowers of MT veterans qualify.
Zero down, no PMI, and a 100% funding-fee waiver on a home in Billings, subject to eligibility verification and Certificate of Eligibility issuance.
Surviving spouse guideDisabled veteran? Stack the SAH grant on your Billings purchase.
Up to $126,526 in FY 2026 toward a VA-approved plan to acquire, construct, or adapt a suitable home. VA approves eligibility and use; the grant is separate from your VA home loan.
SAH grant guideVA loans in Billings — answered.
FHFA sets conforming loan limit values by county, not by city, and there is no single published figure for a city as such. The county we reference for Billings is Yellowstone County (FIPS 30111), whose official 2026 one-unit value is $832,750 per the FHFA Full County Loan Limit List. County reference, not an address-based lookup. Confirm the county of the property before using this value; city and metro boundaries can cross counties. The figure only matters for remaining-entitlement calculations — with full entitlement there is no VA loan limit, subject to lender approval, ability to repay and appraised value.
BAH varies by pay grade, dependency status, and ZIP-based Military Housing Area, and DoD updates rates annually. Check your exact rate on the official DoD BAH calculator. Lenders may count BAH as qualifying income, subject to underwriting.
A VA-eligible borrower with full entitlement may be able to pursue a primary-residence purchase in Billings with no down payment and no monthly PMI. Eligibility, credit, income, the VA appraisal, and final lender approval all apply, and closing costs and prepaids are still due.
An unremarried surviving spouse of a veteran who died in service or from a service-connected disability may qualify for the full VA benefit in Billings — zero down, no PMI, and a 100% funding-fee waiver, subject to eligibility verification.