VA loans in Great Falls.
The Cascade County figure on this page is a county reference only, not an address-based lookup for Great Falls. Confirm the property's county, and which local offices serve the address, before relying on it.
Cascade 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. · Cascade County (FIPS 30013)
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.
Cascade County carries a $832,750 one-unit conforming loan limit value for 2026, and that is the county figure we reference for Great Falls. 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 assumptionGreat Falls building permits inside city limits follow 2021 codes as amended by Montana rules
The City of Great Falls Construction Guide says building, enlarging, repairing or demolishing a structure within city limits will most likely need plan review and a permit from the Building Division in the Civic Center. The City has adopted the 2021 International Building, Existing Building and Residential Codes, the 2021 Uniform Plumbing Code and the 2020 National Electrical Code, each as amended by Montana rules.
The guide lists separate contacts for building, parking or landscaping, and code enforcement complaints. Practical step: ask the Building Division for permits covering recent Great Falls renovations. Residential and commercial permit applications are on the City's Building Forms page, and the Building Official is listed by name. Parking or landscaping questions go to the Planner of the Day.
Great Falls' four yearly city assessments appear on the property record
The City of Great Falls Finance Department explains four yearly assessments: Street Maintenance, Lighting, Boulevard and Park Maintenance Districts. The City Commission must pass assessment resolutions each year, usually in July through September, with public hearings, before the charges are placed on property records.
Every parcel within city limits, including undeveloped ones, is assessed for street maintenance based on square footage, with a 12,000 square foot cap for residential property. Practical step: ask the City which district assessments apply to the parcel and include them in your ownership budget. Hearings are advertised in the Great Falls Tribune, and owners may speak for or against specific assessments.
- FHFA — Conforming loan limit values
- City of Great Falls — Building and Construction Guide
- City of Great Falls Finance — City Assessments
- 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 Great Falls. 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 Great Falls, subject to eligibility verification and Certificate of Eligibility issuance.
Surviving spouse guideDisabled veteran? Stack the SAH grant on your Great Falls 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 Great Falls — 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 Great Falls is Cascade County (FIPS 30013), 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 Great Falls 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 Great Falls — zero down, no PMI, and a 100% funding-fee waiver, subject to eligibility verification.