Utah VA Loans for Hill AFB Families, Deployers, and Disabled Veterans
See how Utah’s active duty exemption, its scaled disabled veteran exemption, and the 45% primary home exemption change your tax bill, and how to buy near Hill AFB, Tooele, or Park City.
If you deploy from Hill AFB for 200 days, Utah can exempt the full taxable value of your home for that year, and most people never file for it.
A Utah VA loan is a VA-guaranteed mortgage that lets eligible veterans, service members, and surviving spouses buy a Utah home with $0 down when they have full entitlement, no monthly mortgage insurance, and no VA minimum credit score. We help Hill AFB airmen, Army workers at Tooele and Dugway, Utah Guard members, and retirees from Ogden to St. George. We are a no-overlay VA lender, so we follow VA’s rules without extra lender limits. If another lender said no, that is usually where our work starts. The JD.Mortgage Team at PRMG: 25+ years, 3,100+ closed loans, Scotsman Guide Top Originator 2026. Lending in 49 states. New York excluded.
Last updated: October 6, 2026
Guidance reference: VA Pamphlet 26-7, Ch. 2, 6 and 13 (VA updated July 9, 2026); Ch. 4 (VA updated August 26, 2026); Ch. 10 (VA updated August 6, 2026); Ch. 12 (VA updated August 12, 2026); VA Circular 26-19-22 (August 8, 2019); Ginnie Mae MBS Guide, Ch. 24 (effective September 14, 2026)
Utah VA Loans: The Short Answer
Yes. Utah veterans, active-duty members, and eligible Guard and Reserve members can buy with $0 down and no monthly mortgage insurance. VA sets no minimum credit score, and with full entitlement there is no VA loan limit. We lend to VA’s rules without adding our own score floor.
As of Q3 2026 (September 2026): VA sets no minimum credit score (VA Pamphlet 26-7, Ch. 4). VA uses 41% as a check point, not a limit, for how much of your income goes to debt payments. Above 41%, we take a closer look at your file. That closer look is not needed if the money left over each month after your bills is at least 20% above VA’s chart. Without that cushion, the loan can still be approved when a supervisor signs a note listing the strengths in your file. For a family of four on a loan of $80,000 or more in the West region, the chart shows $1,117 a month (VA Pamphlet 26-7, Ch. 4). Entitlement is how much VA will back on your loan. With full entitlement, there is no VA loan limit. With partial entitlement, the county loan limit applies. The 2026 county loan limit (the conforming limit) in Utah is $832,750 in most counties, up to $1,150,000 in Summit and Wasatch counties (VA.gov loan limits; FHFA 2026 limits). The funding fee is a one-time fee paid to VA. It is 2.15% on a first-use purchase with less than 5% down and 3.3% on later use with less than 5% down. It is 0.5% on an IRRRL (a VA streamline refinance). It is waived for veterans receiving VA disability compensation (VA.gov funding fee table, effective April 7, 2023).
What Is a Utah VA Loan?
A Utah VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs and made by a private lender. Because VA guarantees part of the loan, the lender can approve it with no down payment on full entitlement and no monthly mortgage insurance. It is the same federal program in every state. What changes in Utah are the state’s tax rules, its insurance market, its county loan limits, and how closings work here, which is what the rest of this page covers.
Utah VA Loan Rules and Veteran Tax Benefits
Utah has something most states do not: a property tax exemption for active duty and Reserve members who deploy, on top of a scaled exemption for disabled veterans. Hill AFB families who deploy often never claim the first one.
Veteran with a disability exemption
- Open to veterans disabled in military service with a rating of at least 10%, plus their unmarried surviving spouse or minor orphans.
- The exemption is up to $535,459 of taxable value of a residence, based on your disability percentage and on unemployability (Utah Pub 36).
- A higher rating means a bigger share of the value is exempt. Below 10% there is no exemption.
- You file an application, with proof of service and proof of disability, with the county where the home sits. The state form is PT-25.
Active or Reserve duty exemption
If you are on active duty outside Utah for 200 days in a continuous 365-day period, the exemption equals the total taxable value of your primary residence. Apply on or before September 1 of the year after the qualifying service, with your military documents. You must reapply each year. The state form is PT-22 (Utah tax relief forms).
| Utah exemption | Who | Size |
|---|---|---|
| Primary residential | Any owner-occupant | 45% of market value off |
| Veteran with a disability | 10% rating or more | Up to $535,459 of taxable value, scaled |
| Active or Reserve duty | 200 days deployed out of state | Full taxable value of primary home |
The primary residential exemption
Every primary home in Utah is taxed on only 55% of its market value. The primary residential exemption takes 45% of the value of the home and up to one acre off. The veteran exemptions then apply to what is left.
Here is where most explanations go wrong. Utah’s exemption keys on your rating. Any service or discharge test tied to a Utah tax program is a state rule for the tax benefit only. It does not decide your home loan. VA home loan eligibility needs service that is other than dishonorable, plus a Certificate of Eligibility. We cover how that works on our VA loans FAQ.
What this means for your loan
We qualify you on a payment with the real tax line. A lower tax bill gives you more room in your debt ratio and more residual income. We do not count an exemption until the county grants it. With VA disability pay, you also skip the VA funding fee.
Why Utah VA Files Land Here
A Utah VA file usually comes to us after a no somewhere else. Most of the time the no came from a lender rule, not VA. We underwrite to VA Pamphlet 26-7 and 38 CFR only, and we manually underwrite files the software will not approve.
The wait before you can refinance is a VA rule too. It covers a VA IRRRL (a refinance to a lower rate) and a VA cash-out that pays off a VA loan. VA loans are also sold into bonds backed by Ginnie Mae. For loans in those bonds, Ginnie Mae adds its own wait (Ginnie Mae MBS Guide, Ch. 24). We flag these early so they never surprise you at closing.
Read what no-overlay lending covers and what it does not.
Not sure how Utah’s veteran tax rules change your payment? We run the numbers with your real tax line before you make an offer.
Run My NumbersUtah VA Funding Fee and Closing Costs
The funding fee is VA’s one-time charge on the loan. It can be financed. Utah buyers who receive VA disability compensation pay none, and a rating granted after closing can trigger a refund.
| Loan type | Fee |
|---|---|
| First use, less than 5% down | 2.15% |
| First use, 5% to 9.99% down | 1.5% |
| First use, 10% or more down | 1.25% |
| After first use, less than 5% down | 3.3% |
| Cash-out refinance (first / later use) | 2.15% / 3.3% |
| IRRRL (streamline refinance) | 0.5% |
| Veteran receiving VA disability compensation | $0 (exempt) |
Source: VA.gov funding fee table, effective April 7, 2023. More on exemptions and refunds: VA funding fee guide. We do not publish rates on this page because rates change daily.
How Utah Sellers Can Pay Your Costs
Here is where most explanations go wrong: the 4% limit is not a cap on everything the seller pays. Normal closing costs sit outside it. The 4% covers concessions, like paying off a buyer’s debt or paying the funding fee (VA Pamphlet 26-7, Ch. 8).
Write the request into the offer, not after inspection. See how to structure it.
Utah VA Markets: Hill AFB, Tooele County, Salt Lake, and Park City
Hill Air Force Base: Layton, Clearfield, and Roy
Hill AFB sits between Ogden and Layton, mostly in Davis County. It hosts fighter wings and the Ogden Air Logistics Complex, so it has a large civilian workforce too. Buyers look in Layton, Clearfield, Syracuse, Kaysville, and Roy. The 2026 BAH for an E-6 with dependents at Hill is $2,229 a month. For an O-3, it is $2,361 (DoD BAH). Davis and Weber counties both use the $832,750 FHFA limit.
Commutes on I-15 and Highway 89 get busy at rush hour. Many families pick a home by which gate they use. Newer homes run west toward Syracuse and West Haven. Older brick homes with basements are common in Ogden and Roy.
Tooele Army Depot and Dugway Proving Ground
Both Army posts are in Tooele County, west of Salt Lake City. Tooele Army Depot is next to the city of Tooele. Dugway is far out in the west desert, so most workers live in Tooele, Grantsville, or Stansbury Park and drive. Tooele County uses the $832,750 limit. Homes here often cost less than in Davis County, but the drive is long. Count fuel and time when you compare towns. Rural lots out here may have a well or septic, so plan for those checks early.
Salt Lake Valley
Guard members at Camp Williams, workers at the Salt Lake City VA Medical Center, and many veterans in tech buy across the valley. Salt Lake and Utah counties are both at the baseline. Prices vary a lot from one side of the valley to the other, so we set your budget on the real tax and HOA numbers for each home.
Park City and Heber
Summit and Wasatch counties are at $1,150,000 for 2026 (FHFA). That limit only matters if part of your entitlement is in use. With full entitlement, VA sets no loan limit.
St. George
Washington County draws many military retirees for its warm winters. It uses the $832,750 limit. Many homes there sit in communities with HOA dues, which count in your payment.
How a Utah VA Loan Works, Start to Finish
Start the file
Two minutes online. No SSN to start. We pull your Certificate of Eligibility for you in most cases.
Build the approval
We map income, entitlement, and residual income. If the file needs a manual review, we structure it instead of declining it.
Write the offer
Your pre-approval has already been reviewed, and the seller-concession request goes into the contract.
Appraisal
We order the appraisal in VA’s online system. In most cases, VA then picks the appraiser from its own list. If the value may come in low, the Tidewater step gives two business days to send in recent sales first. How the VA appraisal works.
Close
Sign, fund, and move in. VA expects you to occupy within a reasonable time, usually 60 days.
Who Qualifies for a Utah VA Loan
| Requirement | What it means |
|---|---|
| Service | Qualifying active duty, veteran, National Guard or Reserve service, or an eligible surviving spouse. Exact time-in-service rules: VA.gov eligibility. |
| Discharge | Not dishonorable, for most Veterans. If you qualify only through 6 years in the Guard or Reserve, it must be honorable. These are VA rules, not state tax rules. |
| Certificate of Eligibility | Proves your entitlement. We request it for you in most cases. |
| Occupancy | You plan to live in the home, usually within 60 days of closing. A spouse can satisfy occupancy during a deployment. |
| Credit | No VA minimum score. Past events are reviewed in context. |
| Income | Stable and likely to continue. VA also checks residual income against the regional table. |
Rental Tax Jumps, Earthquakes, and HOAs: Utah’s Money Risks
The Utah money risks are about how the county taxes the home, and what nature can do to it.
Renting the house after a PCS
Here is where most explanations go wrong. They quote your tax bill as if it never changes. The 45% primary residential exemption only covers a primary home. If you PCS away from Hill and rent the house, the county can tax it at full value. Your tax bill can jump, and your rental math changes. A condo in a rental pool does not get the exemption at all. Run the numbers with the higher tax before you decide to keep it.
Earthquake coverage
The Wasatch Front sits along a major fault. Standard homeowners insurance does not cover earthquakes. Earthquake coverage is a separate policy with its own deductible. It is your choice, but price it before you set your budget. If you buy it, we add the premium to your monthly costs so your residual income still fits.
Wildfire and the foothills
Homes on the bench near the mountains can carry wildfire risk. Some insurers charge more there. Get a real quote during your due diligence period. We put the actual premium in your escrow.
HOA dues
Many newer Davis County and Utah County subdivisions have HOA dues. Townhomes often do too. Dues count in your debt ratio. Get the number before you compare two homes on price alone. Some communities also charge a transfer fee at closing. A {J(‘/va-seller-concessions/’, ‘VA seller concession’)} can help cover closing costs so your cash to close stays low.
Basements, Condos, and Snow: Utah Homes and VA Rules
Utah homes meet the same VA Minimum Property Requirements as anywhere. A few items show up often here.
- Basements. Many Utah homes have finished basements. A basement bedroom needs a safe way out, like an egress window. The appraiser also checks for water problems.
- Condos. The project must be on VA’s approved list. Some townhome communities are PUDs and do not need condo approval. We check which one you have early.
- Roof and snow. The roof needs useful life left and should handle winter snow, especially in Park City and Heber.
- Heat. The heat must be built into the home and keep rooms with water pipes at 50 degrees or warmer.
- Wells and septic. Rural homes in Tooele County or Cache Valley need safe water and a working septic system.
- New construction. A newly built home needs proof it was finished, such as the local building office’s final approval. It also needs a warranty: one year from the builder on a VA form, or ten years backed by insurance.
A VA appraisal can list repairs. Most are small, like a missing handrail. We plan for them so they do not hold up closing. Here is the tip most buyers miss. If the listing shows a basement bedroom, check the window before you write the offer. A small window can mean the room is not counted as a bedroom, which can change the value.
Common Utah VA Scenarios We Structure
Hill AFB airman who deploys
Example: an E-6 buys in Syracuse with $0 down. Her BAH is $2,229 a month, and we gross it up because it is not taxed. The next year she deploys and spends more than 200 days out of state in a 365-day period. She files form PT-22 by September 1 of the following year. The exemption covers the full taxable value of her home for that year.
Veteran with a 30% rating
Example: a veteran rated 30% buys in Layton. He pays no funding fee because he gets VA disability pay. He files form PT-25 with Davis County. His exemption is a share of the maximum, scaled to his rating. We qualify him on the tax without it, then his escrow drops once it posts.
Second VA loan in Park City
Example: a retiree keeps a VA loan on a Layton rental that ties up $60,000 of entitlement. Summit County’s limit is $1,150,000. Twenty-five percent is $287,500. Minus $60,000 leaves $227,500. That covers a $0-down loan up to $910,000. At a $1,000,000 price, he puts 25% of $90,000 down, or $22,500.
Tooele Army Depot civilian with a Guard career
Example: a veteran works as a civilian at Tooele Army Depot and drills with the Utah Guard. We count both his civilian pay and his drill pay when they have history. If his ratio runs high, manual underwriting and strong residual income can carry it. For a family of four in the West with a loan of $80,000 or more, VA’s residual income guide is $1,117 a month.
Have orders, a rating letter, or a file another lender turned down in Utah? Send it. We tell you what VA’s rules actually allow.
Ask Us to ReviewVA, Conventional, or FHA in Utah?
| Feature | VA | Conventional | FHA |
|---|---|---|---|
| Down payment | $0 with full entitlement | 3% to 20% | 3.5% at 580+ |
| Monthly mortgage insurance | None | PMI under 20% down | Annual MIP |
| Minimum credit score | None set by VA | None on DU; 620 manual | 500 with 10% down; 580 with 3.5% |
| Upfront fee | Funding fee (waived with disability compensation) | None | Upfront MIP |
| Debt-to-income | 41% benchmark plus residual income | Up to 50% on DU | Set by automated or manual rules |
Sources: Fannie Mae Selling Guide B3-5.1-01; HUD Handbook 4000.1; VA Pamphlet 26-7. For most eligible Utah buyers, VA wins on payment. The exceptions are covered in the FAQ below.
Utah VA Loan Myths, Corrected
❌ Myth: “Utah only gives a tax break to 100% disabled veterans.”
✅ Fact: Utah’s veteran with a disability exemption starts at a 10% rating. It is scaled to your rating and unemployability, up to $535,459 of taxable value. Unmarried surviving spouses and minor orphans can qualify too.
❌ Myth: “Deploying does not change my Utah property tax.”
✅ Fact: Active or Reserve members on duty outside Utah for 200 days in a continuous 365-day period can exempt the full taxable value of their primary home. Apply by September 1 of the next year, and reapply each year.
❌ Myth: “You need a 620 credit score for a VA loan.”
✅ Fact: VA sets no minimum score. The 620 you heard is a lender overlay.
❌ Myth: “VA loans take forever to close.”
✅ Fact: A prepared VA file closes on a normal contract timeline. Slow closings come from slow lenders.
Utah VA Loan Frequently Asked Questions
Do disabled veterans get a property tax exemption in Utah?
Yes. Utah exempts part of a disabled veteran’s home, starting at a 10% rating. The exemption is up to $535,459 of taxable value, based on your disability percentage and unemployability. You file an application with proof of service and disability with your county.
What is the Utah active duty property tax exemption?
It exempts the full taxable value of your primary home for a year when you serve on active duty outside Utah for 200 days in a continuous 365-day period. Active and Reserve members qualify. Apply by September 1 of the following year, and reapply each year.
Can I use a VA loan near Hill Air Force Base?
Yes. Layton, Clearfield, Syracuse, Kaysville, and Roy are common choices. Davis and Weber counties use the $832,750 limit for 2026. With full entitlement, VA sets no loan limit, and we count your BAH once you have orders in hand. BAH is not taxed, so we can gross it up.
What is the VA loan limit in Park City, Utah?
Summit County, which includes Park City, has a 2026 limit of $1,150,000. Wasatch County is the same. The limit only matters if part of your VA entitlement is still in use. With full entitlement, VA sets no loan limit, and your income decides.
What is Utah’s primary residential exemption?
It takes 45% of the market value of your primary home and up to one acre off the taxable value, so you are taxed on 55%. It only applies to a primary home. If you move out and rent the house, the county can tax it at full value.
Can a surviving spouse get the Utah disabled veteran exemption?
Yes. Utah’s exemption is open to the unmarried surviving spouse or minor orphans of a veteran disabled in military service. An application with proof of service and proof of disability or death must be on file with the county where the home is.
Can I get a VA loan in Tooele County near Dugway?
Yes. Many Dugway and Tooele Army Depot workers buy in Tooele, Grantsville, or Stansbury Park. Tooele County uses the $832,750 limit for 2026. Rural homes with a well or septic need a clean water test and a working system under VA’s property rules.
Do I pay the VA funding fee in Utah if I get disability pay?
No. Veterans who receive VA disability compensation are exempt from the VA funding fee in every state, including Utah. That keeps your loan amount and your cash to close lower. It is waived at closing once your VA records show the pay.
What credit score do I need for a VA loan in Utah?
VA does not set a minimum credit score. Many lenders add their own floor, often 620. We lend to VA’s rules without adding one, so a Utah file is judged on residual income, payment history, and the full picture.
Is there a VA loan limit in Utah?
With full entitlement there is no VA loan limit. The county conforming limit only applies when part of your entitlement is still tied to another VA loan. Then it sets how much VA will guarantee and whether a down payment is needed.
Can the seller pay my closing costs on a VA loan?
Yes. The seller can pay your normal closing costs with no cap, plus concessions of up to 4% of the reasonable value. Concessions can pay off debts, cover the funding fee, or prepay taxes and insurance.
Who is exempt from the VA funding fee?
Veterans receiving VA disability compensation are exempt, along with some surviving spouses and Purple Heart recipients on active duty. If a rating is granted after closing, the fee may be refunded.
Can I get a VA loan with a high debt-to-income ratio?
Yes. VA uses 41% as a check point, not a ceiling. Above it, we look closer unless the money left over each month is at least 20% above VA’s chart. If it is not, a supervisor can still approve the loan with a signed note listing your strengths. We close files above 41% when the money left over supports them.
Related Utah Resources
About the Author
J.D. Peck is an Area Manager and Mortgage Loan Originator (NMLS #314883) with the JD.Mortgage Team at Paramount Residential Mortgage Group, Inc. (NMLS #75243), based in Colorado Springs. 25+ years, 3,100+ closed loans, Scotsman Guide Top Originator 2026. Lending in 49 states. New York excluded.
Last updated: September 24, 2026. VA loan rules sourced from VA Pamphlet 26-7, 38 CFR, VA.gov, and the Ginnie Mae MBS Guide, which govern over any other source. Loan limits from FHFA 2026 values. Utah tax and property facts from official Utah state sources linked above.
Get Your Utah VA Numbers Before You Shop
We check your entitlement, residual income, and the real tax and insurance line for your county, then show you the payment and the approval path before you write an offer.
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Source: JD.Mortgage Team at PRMG, Utah VA Loans: No Overlays, No Minimum Credit Score, updated September 2026, https://jd.mortgage/va-loans-utah/
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