For our veterans
Idaho-based brokerage built for VA buyers, military families relocating to Mountain Home AFB, and veteran sellers across Boise, Meridian, and the Treasure Valley. The VA loan changes the transaction. We know how.
Good News Realty Group is a veteran-owned Idaho brokerage. Our COO Johnathan Melin served 12+ years in the military and holds the MRP (Military Relocation Professional) designation, and we structure VA-loan offers and PCS timelines as a core service — not a side specialty. If you are looking at the Treasure Valley with a VA loan, an upcoming PCS, or veteran-owned equity to convert, we built this page for you.
Veteran · Idaho REALTOR®
COO · REALTOR® · 12+ Years Military
Johnathan brings 12+ years of military experience to his role as COO at Good News Realty Group. He understands PCS pressure firsthand, knows what BAH math looks like on a real budget, and has walked enough VA-loan transactions through to closing to know where they break.
If you're a veteran, active-duty, or military family considering the Treasure Valley, you'll work directly with Johnathan. No handoffs, no junior-agent re-explanations.
What we do for veterans
The VA loan is one of the most powerful purchase tools in the country, but it requires an agent who knows how to structure offers around the VA appraisal, MPRs, and funding-fee math. Most don't.
VA offers compete head-to-head with cash and conventional in the Treasure Valley. The wording of the appraisal contingency, the MPR clause, and the seller-paid closing-cost ask matters more than most listing agents realize. We write offers that solve those friction points up front so listing agents see a buyer they want to say yes to.
VA appraisers check Minimum Property Requirements — chipping paint on pre-1978 homes, missing handrails, exposed wiring, roof life remaining, well/septic functionality. We walk properties with MPRs in mind before writing the offer. Knowing what an appraiser will flag is the difference between closing on time and losing the deal at week six.
A PCS to or from Mountain Home AFB is a fixed date. Closing has to align — and that means tightening the lender choice, the appraisal calendar, and the back-up plan if anything slips. We've coordinated with TMO offices and household-goods movers enough times to know where the schedule actually breaks.
If you bought with a VA loan and are selling — especially after a refi or an IRRRL — your net-proceeds math is not the same as a conventional seller's. We model the funding-fee recoup, the entitlement restoration, and the timing on your next-home VA eligibility so you know what you are walking away with before listing.
VA loan basics
Quick facts, sourced. Not lender advice. For loan-specific questions, talk to a VA-approved lender — we are happy to introduce you to several.
The VA-guaranteed home loan program allows eligible veterans, active-duty service members, National Guard and Reserve members, and surviving spouses to buy a primary residence with no down payment, subject to lender overlays and the VA's loan limit rules. The VA does not lend directly — it guarantees a portion of the loan to private lenders. Source: U.S. Department of Veterans Affairs, benefits.va.gov, accessed May 2026.
Most borrowers pay a one-time VA funding fee at closing, typically between 1.25% and 3.3% of the loan amount depending on down payment, prior VA use, and service type. The fee can be financed into the loan rather than paid out of pocket. Veterans receiving compensation for service-connected disabilities are generally exempt. Source: VA funding fee charts, va.gov, accessed May 2026.
A VA appraisal produces a Notice of Value (NOV) and runs a Minimum Property Requirements check. Items that commonly flag in Idaho:
Flagged items must generally be repaired before closing or the loan will not fund. This is where deals go sideways if no one was watching for it during the offer phase.
VA loans allow sellers to pay all of a buyer's closing costs and prepaid items. Sellers may also contribute up to 4% of the home's value toward additional concessions like funding fee, points, or HOA capitalization. We routinely negotiate a portion of buyer-side closing costs to be seller-paid on VA offers in the Treasure Valley. Source: VA Lender's Handbook, Chapter 8, accessed May 2026.
Active-duty service members receive Basic Allowance for Housing (BAH) tied to ZIP code and rank. Mountain Home BAH rates are published annually by DFAS — your VA-approved lender uses your specific BAH and other income to calculate qualifying loan amount. We can help you stress-test what a target ZIP and rank produce in monthly payment terms before you fall in love with a house. Source: defensetravel.dod.mil, BAH calculator.
2026 reference numbers
Quick-reference tables for VA loan limits, funding fees, and residual income guidelines as set for 2026. Pulled directly from VA and FHFA. Verify with your lender before relying on any figure.
| Category | 2026 limit |
|---|---|
| Baseline 1-unit conforming loan limit (applies to Ada County and Canyon County) | $832,750 |
| FHFA high-cost ceiling (does not apply in the Treasure Valley) | $1,249,125 |
| Increase from 2025 baseline ($806,500) | +$26,250 |
| Loan type | Down payment | Funding fee |
|---|---|---|
| Purchase, first VA use | None | 2.15% |
| Purchase, subsequent use | None | 3.30% |
| Purchase, any use | 5–9.99% | 1.50% |
| Purchase, any use | 10%+ | 1.25% |
| IRRRL (rate-reduction refi) | n/a | 0.50% |
| Cash-out refi, first use | n/a | 2.15% |
| Cash-out refi, subsequent | n/a | 3.30% |
| Loan assumption | n/a | 0.50% |
| Family size | Minimum monthly residual |
|---|---|
| 1 person | $491 |
| 2 people | $823 |
| 3 people | $990 |
| 4 people | $1,117 |
| 5 people | $1,158 |
| Each additional (up to 7) | +$80 |
2026 disability compensation
VA disability compensation counts as tax-free income for VA loan qualifying. Rates below reflect the 2.8% COLA effective December 1, 2025 (paid from January 2026 onward).
| Disability rating | Monthly rate |
|---|---|
| 10% | $180.42 |
| 20% | $356.66 |
| 30% | $552.47 |
| 40% | $795.84 |
| 50% | $1,132.90 |
| 60% | $1,435.02 |
| 70% | $1,808.45 |
| 80% | $2,102.15 |
| 90% | $2,362.30 |
| 100% (veteran alone) | $3,938.58 |
| 100% (with spouse) | $4,158.17 |
FY 2026 adapted housing grants
If you have a qualifying service-connected disability, the VA offers grants to buy, build, or modify a home for accessibility. Annual maximums for FY 2026 are below.
| Program | FY 2026 maximum | Use case |
|---|---|---|
| SAH — Specially Adapted Housing | $126,526 | Buy, build, or modify a home you own to accommodate severe service-connected disability (loss of use of both legs, blindness with loss of use of one leg, etc.). |
| SHA — Special Housing Adaptation | $25,350 | Adapt an existing home (yours or a family member's) for blindness in both eyes, loss of use of both hands, certain respiratory or burn injuries. |
| TRA paired with SAH | $50,961 | Temporary Residence Adaptation when living temporarily in a family member's home. |
| TRA paired with SHA | $9,100 | Same purpose as above, paired with the smaller SHA program. |
| HISA — Home Improvements & Structural Alterations (50%+ service-connected) | $6,800 lifetime | Smaller medically-necessary modifications: ramps, widened doorways, roll-in shower, etc. |
| HISA (non-service-connected) | $2,000 lifetime | Same purpose, lower lifetime cap when the condition is not service-connected. |
Idaho-specific benefits
Property tax reductions, income-tax treatment of military retirement, and DAV hunting and fishing license discounts. These are state programs administered by the Idaho State Tax Commission, your county assessor, and Idaho Fish and Game. They are free to apply for.
Idaho reduces the property tax on a 100% service-connected disabled veteran's primary residence by up to $1,500 per year. The benefit has no income limit. To qualify on the 2026 roll, the veteran must hold a 100% service-connected rating (or 100% TDIU) as of January 1, 2026, and the application is due by April 15, 2026 through the county assessor.
Source: Idaho State Tax Commission — 100% Disabled Veterans Property Tax Benefit.
A separate program reducing property tax up to $1,500 for qualifying homeowners including veterans with a 10%+ service-connected rating, age 65+, widow(er)s, blind, disabled, and former POWs. For the 2026 program, 2025 income after medical expenses must be $39,130 or less. VA disability compensation is excluded from countable income. The home-value cap is set by the Tax Commission in June each year.
Source: Idaho State Tax Commission — Property Tax Reduction Program.
If you qualify for the Circuit Breaker and your 2025 income is $61,674 or less, you can defer payment of property taxes on your primary residence. The deferred amount accrues 6% interest and becomes a lien repaid when the home is sold or transferred. The 2026 application window runs January 1 through September 8, 2026.
Source: Idaho State Tax Commission — Property Tax Deferral Program.
Every Idaho primary residence gets a homeowner's exemption equal to 50% of assessed value, capped at $125,000. Active-duty members and veterans qualify on the same terms as any Idaho resident.
Source: Idaho State Tax Commission — Homeowner's Exemption.
Idaho permits a deduction of military retirement pay (up to a published cap) under Idaho Code §63-3022A when the retiree is:
Idaho's flat individual income tax rate is 5.3%, effective retroactively to January 1, 2025 under HB40 (signed March 6, 2025). Active-duty Idaho residents stationed outside Idaho for 120+ continuous days exempt their active-duty pay from Idaho income tax.
For your specific situation, talk to a CPA or tax attorney. We are not tax advisors.
Source: Idaho State Tax Commission — Military Tax Information · Idaho Code §63-3022A.
Resident veterans with a 40%+ service-connected disability rating qualify for a heavily discounted hunting and fishing license at $5.00, with reduced tag prices: deer $10.75, elk $16.50, bear $6.75, turkey $10.75. Archery and muzzleloader permits are $3.75 each. Documentation required is a current VA Benefit Summary Letter showing rating.
Nonresident DAV combo (hunting + 3-day fishing) is $31.75 with reduced tag prices.
Mountain Home AFB
If you are PCSing to or from Mountain Home Air Force Base, here's what you should know before house-hunting.
Mountain Home Air Force Base sits about 50 miles southeast of Boise, off Interstate 84. The base is home to the 366th Fighter Wing and supports several thousand active-duty personnel and their families. Source: U.S. Air Force, mountainhome.af.mil, accessed May 2026.
The right answer depends on commute tolerance, spouse employment, school priorities, and resale plans. We'll talk through all three on the pre-flight call so you don't lose time touring the wrong band.
For Idaho property tax reductions, military retirement income tax, and DAV license benefits, see the Idaho-specific benefits section above.
Local resources
We're a real estate brokerage. Healthcare, benefits enrollment, county tax filings, and the State Veterans Homes are handled by these offices. Bookmark the ones you'll need.
FAQ
Related reading
Pillar guide. Taxes, climate, schools, residency rules, and what relocating from California, Texas, or the Pacific Northwest actually feels like in year one.
Read pillar →
Side-by-side comparison of Boise, Meridian, Nampa, Caldwell, Eagle, Star, and Kuna by price, commute, schools, and lifestyle. The pillar most relocators read first.
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Neighborhood-level guides for Meridian and (coming soon) the rest of the Valley. Subdivision-by-subdivision data on price, schools, HOAs, and commute.
Open hub →
Property-tax checklist, land due-diligence guide, Caldwell flood report, and our Red Zone Map — the same materials we use with our clients.
Open resources →
Talk to us
30-minute call. We'll confirm VA eligibility, talk PCS timing, and map a price band for the area you're targeting. No tour scheduled until you have a clear picture.
Buyer-agent compensation is fully negotiable and not set by Good News Realty Group, NAR, or the MLS. We walk you through how it works on every home before you tour.
Important disclosures
We compiled this page from primary government sources (va.gov, fhfa.gov, federalregister.gov, tax.idaho.gov, idfg.idaho.gov, the Idaho Legislature). Every figure carries its source. The disclosures below define the limits of what this page is — and what it isn't.
All figures on this page — including 2026 VA disability compensation rates, VA funding fees, the conforming loan limit, residual income tables, SAH / SHA / TRA / HISA grant amounts, and Idaho property tax benefits — are accurate as of May 5, 2026, based on the official sources cited inline. Government rates, fees, income limits, and program rules change at least annually. Always verify current figures at the official sources before making financial or housing decisions.
The information on this page about federal, state, and local taxes — including the Idaho Property Tax Reduction (Circuit Breaker), the 100% Disabled Veteran Property Tax Benefit, the Property Tax Deferral, military retirement income tax treatment under Idaho Code §63-3022A, and any reference to VA Funding Fee deductibility — is for general educational purposes only and is not tax advice. Tax laws change frequently and apply differently to each individual. Consult a qualified Certified Public Accountant (CPA), Enrolled Agent, or tax attorney before relying on any of this information for your specific situation.
Nothing on this page constitutes legal advice. VA loan eligibility, occupancy rules, loan assumption, SCRA protections, and contract terms can have legal consequences. Consult a licensed attorney for legal questions related to your specific transaction.
Mortgage rates, fees, terms, and program availability are subject to change without notice and depend on individual borrower qualifications including credit score, debt-to-income ratio, loan amount, loan-to-value ratio, residual income, and lender-specific overlays. Approval is not guaranteed. Investor overlays vary — for example, Pennymac's December 5, 2025 announcement caps VA cash-out Type II refinances at 90% LTV, but other investors may set different overlays. Contact a licensed loan officer for a personalized Loan Estimate. Good News Realty Group is a real estate brokerage and is not a mortgage lender or loan originator.
This page and Good News Realty Group are not affiliated with, endorsed by, or sponsored by the U.S. Department of Veterans Affairs (VA), the U.S. Department of Defense, the U.S. Air Force, or any other federal or state government agency. VA-guaranteed home loans are originated by private lenders; the VA does not lend money directly. All VA loan benefits are subject to current VA program rules, lender underwriting, and individual eligibility.
Joshua Connell serves as Designated Broker of Good News Realty Group and is a licensed mortgage loan originator with Paradigm Mortgage, NMLS #2506422. Because of this relationship, the referral of any settlement service may provide him with a financial or other benefit. You are not required to use Paradigm Mortgage or any specific lender as a condition of working with Good News Realty Group. There are frequently other settlement service providers available with similar services. You are free to shop around to determine that you are receiving the best services and the best rate for these services. Full text: /legal/aba-disclosure/.
Joshua Connell, Loan Originator, NMLS #2506422 — Paradigm Mortgage. Verify license at nmlsconsumeraccess.org. Equal Housing Lender. Rachael Gerber and Johnathan Melin are real estate licensees only and are not NMLS-registered loan originators; they do not quote rates, points, or specific loan terms.
Good News Realty Group is committed to the Fair Housing Act and the Equal Credit Opportunity Act. We do not discriminate on the basis of race, color, religion, national origin, sex, familial status, disability, or any other class protected by federal or Idaho state law. “Veteran-friendly” describes how we structure transactions, not who we will or will not work with.
Good News Realty Group · Designated Broker: Joshua Connell · Idaho Real Estate License DB43978 · 1120 S Rackham Way, Suite 300, Meridian, ID 83642 · (208) 897-2760.
We compile this information from sources we believe to be reliable. We make no warranty, express or implied, regarding the accuracy, completeness, or current applicability of any information on this page. Information may become outdated between scheduled review cycles. Verify all figures with the relevant primary source before relying on them. If you spot something that looks wrong, please tell us at info@goodnewsrealtygroup.com and we will correct it.
