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Northern Virginia · VirginiaFrom Leesburg to Purcellville: what changes locally, what does not, and how to find out in fifteen minutes what you actually qualify for.
Loudoun County, with its county seat in Leesburg, takes in Leesburg, Ashburn, Sterling, South Riding and Purcellville. Loudoun County files are handled personally by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Virginia, from our Southampton, PA office.
Loudoun County sits inside the Washington, DC metropolitan high-cost area, so its conforming limit is the FHFA ceiling of $1,249,125 rather than the national baseline of $832,750. That matters: a loan that would be jumbo elsewhere in Virginia can still be a conforming loan here, with conforming pricing and guidelines.
Loudoun County is two very different places divided roughly by Route 15. Eastern Loudoun is Ashburn, Sterling, Dulles, South Riding, Brambleton and Leesburg, the county seat: planned communities of townhouses and single-family homes built over the past twenty-five years around Dulles Airport and the largest concentration of data centers in the world. Nearly every purchase there carries a homeowners association, and many of the newest neighborhoods are still selling from builders. Western Loudoun is Purcellville, Hamilton, Round Hill, Lovettsville and Middleburg, a horse-country and small-town market with larger lots, wells and septic systems, and some addresses inside USDA's eligible area.
Loudoun is in the Washington high-cost area, so the FHFA ceiling applies to conforming loans, and it has some of the highest household incomes in the country, so jumbo loans are common in the premium communities. New construction brings builder contracts, long settlement windows and incentive documentation; western properties bring well and septic testing and appraisal questions around acreage and outbuildings. Both are routine for us.
Steve Umansky, NMLS #61764, is our licensed Virginia originator and handles Loudoun County files personally from our Southampton, Pennsylvania office, by phone, secure portal and e-signature, with the closing at a Virginia settlement agent. Stellar is not currently a participating lender for Virginia Housing's bond and down payment assistance products; we offer conventional, FHA, VA, USDA and jumbo financing here and will point you to Virginia Housing when it is the better fit.
Virginia closings are conducted by a licensed settlement agent, which can be a title company or an attorney. Virginia's independent cities (Richmond, Virginia Beach, Norfolk, Alexandria, and thirty-odd others) are separate from the counties that surround them, with their own property tax rates and recording offices, so a Richmond address and a Henrico County address are different jurisdictions even when they share a ZIP code.
Virginia charges a state recordation tax on the deed and the mortgage, with a local add-on in most jurisdictions; the buyer customarily pays these. The seller customarily pays the grantor's tax and, in Northern Virginia, the regional congestion relief fee. As everywhere, custom is not law and the contract controls; we walk through the estimate line by line so the cash-to-close number is not a surprise. More on Virginia closing costs.
We are not currently a participating lender for Virginia Housing's bond and down payment assistance products. What we do offer Virginia buyers: VA loans with $0 down for eligible service members and veterans, which is a large part of the market from Norfolk and Virginia Beach to Quantico and the Pentagon; conventional loans with as little as 3% down for qualifying first-time buyers; FHA at 3.5% down; USDA $0-down financing in eligible areas outside the metros; and jumbo, renovation, and investor programs. If a Virginia Housing product is the right fit, we will say so and point you to it. Official agency source: Virginia Housing. Program guides: conventional, FHA, VA, USDA. FHA limits are set by HUD for each county or city; we check the figure for the property address before quoting.
Northern Virginia sits in the FHFA high-cost area, so its conforming limit is the ceiling rather than the national baseline. Richmond and Hampton Roads use the baseline. A loan that is jumbo in Chesterfield County can be conforming in Fairfax County. We check the jurisdiction before we quote.
Yes. Stellar Mortgage Corporation is licensed in Virginia and lends throughout Virginia, including Loudoun County. Steve Umansky, NMLS #61764, is our licensed originator for Virginia and works Virginia files from our Southampton, PA office.
Loudoun County is part of the Washington, DC metropolitan high-cost area, so the 2026 one-unit conforming limit is $1,249,125, the FHFA ceiling. Loans above that are jumbo. FHA limits are set separately by HUD and can differ; we check both for the property address before quoting.
Virginia's housing agency, Virginia Housing, runs the state's bond and assistance programs. Stellar is not currently a participating lender for those, and we say so up front. What we offer Loudoun County first-time buyers: conventional loans with as little as 3% down for qualifying buyers, FHA at 3.5% down, VA at $0 down for eligible service members and veterans, and USDA $0-down financing where the address qualifies. Sellers can contribute to closing costs, and gift funds from family are allowed. If an agency program is the better fit for you, we will tell you.
Once we have your application, credit, and the documents on our checklist, most buyers have a letter within one to two business days. If you have already found a home in Leesburg or anywhere else in Loudoun County and are writing an offer, tell us on the form and we prioritize the file.
Conforming limit shown is the 2026 FHFA figure for Loudoun County. FHA limits and state agency caps are set by HUD and Virginia Housing and change periodically. Verify on the official source. Not a commitment to lend.
Three quick steps, about a minute. No Social Security number, no pay stubs. Steve calls you back, usually the same business day.
Ready to see what you qualify for?