Quick Answer
Fairfax County is a high cost county so conventional, FHA and VA partial entitlement share a 2026 ceiling of $1,249,125 for a single family home per FHFA and HUD. That covers most townhomes $585K to $750K in Burke and Centreville, many single family homes $680K to $1.05M in Mantua and Oakton, and entry Vienna. FHA needs 3.5 percent down with 580 plus credit, conventional can go to 3 percent with 620 typical, VA is zero down with full entitlement and no monthly mortgage insurance.
What Three Percent Down Means Day to Day
Down payment is cash you bring to settlement separate from closing costs and held in escrow protected by contingency. FHA charges upfront mortgage insurance of 1.75 percent that can be financed plus annual mortgage insurance that stays for the life of the loan unless you refinance. Conventional PMI is monthly and drops when you reach 20 percent equity. VA charges a one time funding fee around 2.15 percent first use that can be financed and no monthly PMI.
FHA vs VA vs Conventional Side by Side
Compare the three by credit and monthly. FHA opens $610K to $1.1M in Fairfax where conventional PMI pricing can be tougher with lower credit. Conventional three percent wins when credit is 680 plus and you plan to drop PMI in three to five years in a Vienna or Tysons appreciation path. VA wins monthly payment where you qualify because no monthly mortgage insurance, especially in Burke, Springfield near VRE, and Centreville near Route 28.
Virginia Housing Help
Virginia Housing can keep cash lower when income qualifies. Virginia Housing Plus Second Mortgage pairs a first with a 30 year fixed second up to three to five percent of price depending on credit. Down Payment Assistance Grant is a true grant up to 2.5 percent that does not need repayment when paired with a Virginia Housing first, with buyer needing one percent of price for closing or reserves. Closing Cost Assistance Grant helps with closing costs for VA or USDA first. Virginia Housing Conventional No MI at 660 plus saves monthly versus PMI.
How to Win Offers With Low Down
To win offers with low down, get underwritten, not just prequalified. Bring proof of funds for down plus ten to fifteen thousand for a gap if you offer appraisal coverage, earnest money one and a half to two percent held in escrow protected by written contingency, and an information only inspection with a defined cap plus a walk and talk same day. List price trigger $749K versus $799K round captures under $800K filters where most Fairfax buyers set their max in our July 2026 tracking.
Search live Fairfax homes, Reston homes, Vienna homes and Burke homes in our hub and verify school feeder by exact address through FCPS boundary locator.
Text Cornerstone Realty Group at (571) 441-1031 for a 5-minute Fairfax 3 percent down monthly math for your target block.
FAQ
What's the 2026 loan ceiling in Fairfax County?
Fairfax County is a high-cost county, so conventional, FHA, and VA partial entitlement share a 2026 ceiling of $1,249,125 for a single-family home per FHFA and HUD. That covers most townhomes $585K to $750K in Burke and Centreville, many single-family homes $680K to $1.05M in Mantua and Oakton, and entry Vienna.
How do FHA, VA, and conventional 3% actually compare?
FHA needs 3.5 percent down with 580-plus credit, and charges upfront mortgage insurance of 1.75 percent (which can be financed) plus annual mortgage insurance that stays for the life of the loan unless you refinance. Conventional can go to 3 percent with 620 typical; PMI is monthly and drops when you reach 20 percent equity. VA is zero down with full entitlement, a one-time funding fee around 2.15 percent first use (which can be financed), and no monthly PMI.
Which loan wins for which buyer?
FHA opens $610K to $1.1M in Fairfax where conventional PMI pricing can be tougher with lower credit. Conventional three percent wins when credit is 680-plus and you plan to drop PMI in three to five years in a Vienna or Tysons appreciation path. VA wins monthly payment where you qualify because there's no monthly mortgage insurance, especially in Burke, Springfield near VRE, and Centreville near Route 28.
What can Virginia Housing add?
Virginia Housing can keep cash lower when income qualifies: Virginia Housing Plus Second Mortgage pairs a first with a 30-year fixed second up to three to five percent of price depending on credit; the Down Payment Assistance Grant is a true grant up to 2.5 percent that does not need repayment when paired with a Virginia Housing first (buyer needs one percent of price for closing or reserves); the Closing Cost Assistance Grant helps with closing costs for a VA or USDA first; and Virginia Housing Conventional No MI at 660-plus saves monthly versus PMI.
How do you win an offer with low down payment?
Get underwritten, not just prequalified. Bring proof of funds for down plus ten to fifteen thousand for a gap if you offer appraisal coverage, earnest money of one and a half to two percent held in escrow protected by written contingency, and an information-only inspection with a defined cap plus a walk-and-talk same day. A list price trigger of $749K versus a round $799K captures under-$800K filters where most Fairfax buyers set their max in the article's July 2026 tracking.