Mortgage Lenders in Martinsburg, WV: 2026 Guide to Berkeley County Home Loans
Berkeley County buyers can compare conventional, FHA, VA and, at eligible addresses, USDA loans.
Short answer: buyers in Martinsburg and the rest of Berkeley County can use a conventional, FHA or VA loan from a lender licensed in West Virginia. USDA loans are limited to addresses USDA maps as eligible. The 2026 conforming loan limit is $832,750. FHA allows 3.5 percent down. VA and USDA allow zero down for buyers who qualify. The state housing fund lends up to $12,000 toward down payment and closing costs to buyers who qualify for its home loan programs. Owner-occupied homes outside town limits are taxed at $1.2094 per $100 of assessed value for 2026.
By Ken Byrne, NMLS #187129 · ALCOVA Mortgage LLC, NMLS #40508 · Updated October 2026
This guide covers loan options, 2026 limits, state assistance, property taxes, closing rules and commuting for Berkeley County buyers. Each figure names its source.
ALCOVA Mortgage is licensed in West Virginia. To compare loans for a specific home, talk to JB Financing.
Which home loans can you use in Berkeley County?
Four main types: conventional, FHA, VA and USDA. The right one depends on your down payment, credit, service history and the property’s location.
| Loan type | Minimum down payment | Good to know |
|---|---|---|
| Conventional | 3% on some programs | ALCOVA lists a 620 score for its 3 percent down products |
| FHA | 3.5% with a 580 score under FHA rules | FHA allows 500 to 579 with 10 percent down. Lenders can set higher minimums |
| VA | 0% | For eligible veterans and service members. No monthly mortgage insurance |
| USDA | 0% | The address and your household income must both qualify |
| Jumbo | 10% per ALCOVA | For loans above the conforming limit |
Source: ALCOVA Mortgage loan pages, read October 7, 2026; HUD Mortgagee Letter 10-29; VA.gov, purchase loan; USDA Rural Development.
Not sure where your score puts you? See the credit score needed to buy a house.
What are the 2026 loan limits in Berkeley County?
The conforming limit for a one-unit home is $832,750, the national baseline. Berkeley County does not get the higher Washington DC limit.
| Loan type | 2026 limit, one unit | Note |
|---|---|---|
| Conforming (Fannie Mae and Freddie Mac) | $832,750 | Two to four units: $1,066,250, $1,288,800 and $1,601,750 |
| FHA | $541,287 floor | The floor applies in most counties. Confirm the county in HUD’s lookup |
| VA, full entitlement | No limit | You still have to qualify for the payment |
| VA, partial entitlement | Based on $832,750 | VA uses the county conforming limit |
Source: FHFA, November 25, 2025; HUD Mortgagee Letter 2025-23; VA.gov, loan limits.
Berkeley County is part of the Hagerstown-Martinsburg metro area, with Morgan County and Washington County, Maryland. Jefferson County next door is in the Washington metro area and has a $1,249,125 limit.
The 2027 limits had not been announced when this guide was updated. They usually come out in late November.
Using a VA loan with entitlement already in use? Read our guide to VA loan limits in West Virginia and nearby states.
How much do homes cost in Martinsburg and Berkeley County?
Redfin reported a median sale price of $331,478 for Berkeley County for the three months ending July 2026. For the city of Martinsburg it reported $282,143 for the three months ending August 2026.
Census figures show how the county compares with its neighbors.
| County | Median home value | Median household income | Growth since 2020 | Average commute |
|---|---|---|---|---|
| Berkeley, WV | $266,300 | $80,815 | 14.3% | 30.7 minutes |
| Jefferson, WV | $350,800 | $98,806 | 9.4% | 37.1 minutes |
| Washington, MD | $296,100 | $77,747 | 2.0% | 28.8 minutes |
| Frederick, VA | $386,000 | $97,606 | 9.3% | 32.4 minutes |
| Frederick, MD | $464,600 | $122,002 | 11.5% | 33.1 minutes |
| Loudoun, VA | $743,800 | $181,765 | 6.8% | 30.1 minutes |
Source: U.S. Census Bureau QuickFacts, read October 7, 2026. Home values, incomes and commutes are 2020 to 2024 survey figures. Values cover all owner-occupied homes and are not sale prices. Growth runs from April 2020 to July 2025.
The county describes itself as the fastest growing in West Virginia. The Census estimate for July 2025 is 139,522 residents.
What would the monthly payment be on a $331,478 home?
Principal and interest run from about $2,155 to $2,317 a month at 7.28 percent, depending on the loan type. That is not the full payment. Property tax adds about $200 a month outside town limits. Homeowners insurance is extra.
| Loan | Down payment | Loan amount | Principal and interest |
|---|---|---|---|
| Conventional, 5% down | $16,574 | $314,904 | $2,155 |
| FHA, 3.5% down | $11,602 | $325,474 with the upfront premium financed | $2,227 |
| VA, 0% down | $0 | $338,605 with a 2.15% funding fee financed | $2,317 |
Price: Redfin county median, three months ending July 2026. Rate: 7.28 percent, the Freddie Mac 30-year average for October 1, 2026. That survey covers conventional loans with 20 percent down. It is used for every row as an illustration only. Your rate will differ by loan type and credit. FHA upfront premium of 1.75 percent per HUD Mortgagee Letter 2023-05. VA funding fee for first use with less than 5 percent down, per VA.gov. Homeowners insurance and monthly mortgage insurance are not included.
The table leaves out mortgage insurance. The FHA loan adds a monthly premium of about $147 at FHA’s 0.55 percent annual rate. The conventional loan adds private mortgage insurance, which varies by credit score. The VA loan has neither.
Taxes and insurance are usually collected with the payment. Our guide explains how a mortgage escrow account works.
Does West Virginia offer down payment assistance?
Yes. The West Virginia Housing Development Fund pairs its home loans with a second loan of up to $12,000 for your down payment and closing costs.
| Program | Who it is for | Limits in Berkeley County |
|---|---|---|
| Homeownership Program | First-time buyers in Berkeley County | Income up to $76,320. Price up to $350,000 |
| Movin’ Up Program | First-time and repeat buyers | Income up to $171,120. Price up to $350,000 |
| Low Down Home Loan | Buyers using either program | Up to $12,000, repaid over 15 years. The Fund’s example payment works out to 2 percent |
Source: West Virginia Housing Development Fund, income and house price limits for locks on or after January 2, 2026, and program materials posted June 2026. Read October 7, 2026.
Homeownership Program limits by county. Berkeley County: $76,320 income and $350,000 price. Source: West Virginia Housing Development Fund.
The Low Down Home Loan is a loan, not a grant. The Fund’s own example is a payment of $77.22 a month on $12,000.
The first-time buyer rule applies in Berkeley County because it is not one of the Fund’s targeted counties. The Movin’ Up Program has no such rule.
These loans are made through the Fund’s participating lenders. ALCOVA Mortgage was not on the Fund’s online lender directory when we checked on October 7, 2026. Ask us whether we can offer them, or call the Fund at 800-933-8511 for a participating lender.
State programs and local pages are on our West Virginia home loans page.
Is Martinsburg eligible for a USDA loan?
It depends on the exact address. USDA maps which areas are eligible, so the answer turns on the address. Its online map is the place to check.
USDA says the map is not a final determination. That comes after a complete application.
Your household income also has to qualify. The limit is 115 percent of median household income, and it varies by county and household size. The current limits took effect July 13, 2026.
For the Martinsburg area, USDA lists $122,800 for a household of one to four and $162,100 for five to eight.
Source: USDA Rural Development, Single Family Housing Guaranteed Loan Program; USDA income limits, Procedure Notice 657, July 13, 2026.
USDA guaranteed loans are 30-year fixed loans with no down payment. Program details are on our USDA loans page.
For a side by side with Virginia, read USDA loans in Virginia and West Virginia.
How are property taxes calculated in Berkeley County?
The county assesses your home at 60 percent of market value. It then applies the levy rate for your district and property class to each $100 of assessed value.
| Location | Owner-occupied home (Class II) | Home you own but do not live in |
|---|---|---|
| Outside town limits | $1.2094 | $2.4188 (Class III) |
| Town of Hedgesville | $1.3254 | $2.6508 (Class IV) |
| City of Martinsburg | $1.5516 | $3.1032 (Class IV) |
Source: Berkeley County Assessor, 2026 Tax Levy Rates, per $100 of assessed value; W. Va. Code 11-8-5 and 11-3-1.
The 2026 levy rate sheet. Source: Berkeley County Assessor’s Office.
Here is the math on a $300,000 home you live in.
| Step | Outside town limits | City of Martinsburg |
|---|---|---|
| Assessed value, 60% | $180,000 | $180,000 |
| Rate per $100 | $1.2094 | $1.5516 |
| Tax for the year | $2,177 | $2,793 |
| Share of market value | About 0.73% | About 0.93% |
Calculated from the 2026 levy rates above. Discounts and penalties are not included.
The same home as a rental would be taxed at twice the rate. Tell your lender how you will use the property.
Taxes are payable in two halves, on September 1 and March 1. Paying by those dates earns a 2.5 percent discount. The halves become delinquent on October 1 and April 1.
West Virginia’s homestead exemption removes the first $20,000 of assessed value. It is only for owners who are 65 or older or permanently and totally disabled, and who have lived in West Virginia for the two prior calendar years.
Source: W. Va. Code 11A-1-3 and 11-6B-3; Berkeley County.
Who pays the transfer tax and closing costs in West Virginia?
The seller pays the transfer tax by statute. The buyer usually pays the loan costs, title work, recording fees and prepaid items.
| Item | Amount under state law | Who pays |
|---|---|---|
| Excise tax on the deed | $1.10 per $500 of value | Seller, unless the buyer accepts the deed unpaid |
| County add-on | 55 cents to $1.65 per $500, set by the county | Seller |
| Affordable housing fee | $20 per transfer | Collected with the excise tax, usually from the seller |
| Tax on the deed of trust | None. Deeds of trust are exempt | No one |
| Recording a deed or deed of trust | $32 for the first five pages ($30 recording fee plus a $2 records fee), then $1 a page | Usually the buyer |
Source: W. Va. Code 11-22-2, 11-22-1, 59-1-10 and 5A-8-15.
On a $331,478 sale, the seller’s combined excise tax would fall between $1,094 and $1,823, plus the $20 fee, depending on the county rate. The County Clerk can confirm the current rate at (304) 264-1927.
A West Virginia attorney must conduct or supervise the title examination and the closing. The State Bar treats both as the practice of law.
Source: West Virginia State Bar, Advisory Opinion 2010-002.
Your lender must send a Loan Estimate within three business days of your application. Here is how to read your Loan Estimate.
Can you commute from Martinsburg to Washington DC?
Yes, on weekdays. Three MARC Brunswick Line trains leave Martinsburg each morning and reach Union Station in a little over two hours.
| Train | Leaves Martinsburg | Arrives Union Station | Trip time |
|---|---|---|---|
| 872 | 5:00 am | 7:09 am | 2 hours 9 minutes |
| 874 | 5:40 am | 8:00 am | 2 hours 20 minutes |
| 878 | 6:15 am | 8:25 am | 2 hours 10 minutes |
Source: Maryland Transit Administration, MARC Brunswick Line timetable effective September 28, 2026.
There is no weekend service on this line. Martinsburg is the western end of the line. The county puts itself about 70 miles from Washington.
The average commute for Berkeley County workers is 30.7 minutes, according to the Census Bureau.
Who are the major employers in Berkeley County?
Health care, the military, logistics and manufacturing. The Martinsburg VA Medical Center alone employs more than 2,200 people.
| Employer | Detail |
|---|---|
| Martinsburg VA Medical Center | More than 2,200 employees, serving veterans in 22 counties |
| 167th Airlift Wing | West Virginia Air National Guard unit at Shepherd Field, flying the C-17 |
| Also listed by the Chamber of Commerce | Procter & Gamble, Macy’s, FedEx, Clorox, Berkeley Medical Center, Berkeley County Schools and the U.S. Coast Guard |
Source: U.S. Department of Veterans Affairs; 167th Airlift Wing; Martinsburg-Berkeley County Chamber of Commerce.
The Census Bureau estimates 9,151 veterans live in the county. Eligible buyers can review zero-down financing on our VA loans page.
What should you check on a Berkeley County property?
Check the flood zone, the water and sewer setup, and how the home will be classed for taxes.
| Item | Why it matters |
|---|---|
| Flood zone | FEMA issued preliminary new flood maps for the county in August 2025. Check whether they are final, and compare the current map with the preliminary one |
| Well and septic | Many loan programs want proof of safe water and a working system. Ask what your loan requires |
| Acreage | The state Homeownership Program allows no more than five acres |
| Tax class | An owner-occupied home is Class II. A rental is taxed at twice the rate |
Source: FEMA letter to Berkeley County, August 29, 2025; West Virginia Housing Development Fund. Well and septic note is general industry information.
The county Planning Department administers the floodplain rules.
How do you choose a mortgage lender in Martinsburg?
Choose a lender that is licensed in West Virginia, offers the loan type you need, and gives you a written Loan Estimate to compare.
| Question to ask | Why |
|---|---|
| Are you licensed in West Virginia? | A mortgage company needs a West Virginia license to make the loan |
| Which loan types do you offer? | FHA, VA and USDA each need lender approval |
| What is the rate, and what are the points? | A lower rate can hide higher upfront costs |
| Which closing attorney do you work with? | An attorney must conduct or supervise a West Virginia closing |
| Do you offer the state housing fund programs? | Only participating lenders can |
ALCOVA Mortgage holds West Virginia Mortgage Lender License ML-30443, and Ken Byrne is licensed in the state. Our office is in Chantilly, Virginia.
Source: ALCOVA Mortgage licensing page and loan officer profile, read October 7, 2026.
For context, the Freddie Mac average for a 30-year fixed loan was 7.28 percent on October 1, 2026. Lender rates can change daily, so compare quotes from the same day.
Low down payment rules are compared on our FHA loans page.
Get a Mortgage Estimate for Free
Tell us the price range and the town, and see which loan fits a Berkeley County purchase.
✓Free, no obligation✓Licensed in VA, MD, DC and WV✓Loan officer Ken Byrne, NMLS #187129
Frequently asked questions
Is Berkeley County part of the Washington DC metro area?
No. It is in the Hagerstown-Martinsburg metro area with Morgan County and Washington County, Maryland. That is why its loan limit is $832,750.
How much do I need down to buy a house in Martinsburg?
Zero with a VA or USDA loan if you qualify. FHA needs 3.5 percent with a 580 score, which is $11,602 on a $331,478 home. Some conventional loans need 3 percent.
Do I have to be a first-time buyer to use the state programs?
For the Homeownership Program in Berkeley County, yes. The Movin’ Up Program is open to repeat buyers.
Is the Low Down Home Loan a grant?
No. It is a 15-year second loan for up to $12,000. The Fund’s example payment works out to 2 percent interest. You repay it monthly along with your mortgage.
When are property taxes due in Berkeley County?
The halves are payable September 1 and March 1, with a 2.5 percent discount if paid by then. They become delinquent October 1 and April 1. Bills are usually mailed around July 15.
Does West Virginia have a homestead exemption for all homeowners?
No. It covers only owners who are 65 or older or permanently and totally disabled. It exempts the first $20,000 of assessed value.
Do you need a lawyer to close on a house in West Virginia?
Yes. A licensed West Virginia attorney must conduct or supervise the title examination and the closing.
Is there a tax on the mortgage in West Virginia?
No. The excise tax applies to the deed, and deeds of trust are exempt. The seller pays the tax on the deed by statute.
Can I get a jumbo loan in Berkeley County?
Yes. A conventional one-unit loan above $832,750 is a jumbo loan here. ALCOVA lists a 10 percent down payment for its jumbo loans.
This article is general information, not financial or legal advice and not a commitment to lend or an offer of credit. Loan limits, program rules, premium schedules and rates change, and individual eligibility depends on a full review of your credit, income, assets and the property. Every figure here is an illustration, not a quote, built from published sources and a weekly survey average rather than underwriting decisions. Insurance and mortgage insurance amounts are planning estimates. Confirm anything you plan to act on with a licensed mortgage professional. Program limits, tax rates and train times were read on October 7, 2026 and can change. Payment examples are illustrations, not quotes. This is not tax or legal advice.
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