VA Loan Limits

The short answer: for most borrowers there is no VA loan limit at all. Whether one applies to you depends on one thing — your entitlement.

Do VA loan limits apply to you?

Since 2020, VA loans have no program-imposed cap for borrowers with full entitlement. Your maximum is set the old-fashioned way: by what your income, credit, and debts support, and by what the home appraises for.

Loan limits only come into play if you have remaining (partial) entitlement — usually because you already have an active VA loan, or you had a prior VA loan that ended in a loss to VA. Your Certificate of Eligibility shows which situation you're in.

With full entitlement, there is no limit

You have full entitlement if you've never used a VA loan, or you've paid off a previous VA loan and sold the property. With full entitlement:

  • No VA loan limit applies, in any county, at any price.
  • No down payment is required by VA at any loan size.
  • The real ceiling is your lender's underwriting: income, debts, credit, and the appraisal.

The practical question isn't "what's my limit?" — it's "what payment can I comfortably carry?" That's exactly what the VA Affordability Calculator estimates.

With remaining entitlement, county limits matter

If part of your entitlement is tied up in an existing VA loan, the county loan limit sets the framework for how much more you can borrow with zero down. The math:

  • VA guarantees 25% of the county loan limit, minus the entitlement you're already using.
  • If the remaining guaranty doesn't cover 25% of your new loan, the lender typically requires a down payment for the difference.
  • Buying above your zero-down threshold is still possible — it just takes cash at closing.

This calculation trips up even experienced buyers. Your lender runs it from your COE; your job is simply to know which bucket you're in before you shop.

County loan limits

County limits follow the conforming loan limits that FHFA sets each year and adjusts for home prices — $806,500 in most U.S. counties for 2025, higher in designated high-cost areas, and updated annually. The current figures are published at fhfa.gov.

Remember: these numbers only matter if you're working with remaining entitlement. With full entitlement, no county limit applies to you regardless of what the table says.

VA jumbo loans

"VA jumbo" is lender language for a VA loan above the conforming county limit — not a separate VA program. With full entitlement you can borrow into jumbo territory with no down payment required by VA, though lenders typically apply stricter credit and reserve standards at those sizes. Shopping multiple lenders matters more at jumbo sizes than anywhere else.

Restoring your entitlement

The standard way

Sell the home, pay off the VA loan in full, and ask VA to restore your entitlement. You can then use the benefit again — with full entitlement and no loan limit.

One-time restoration

If you've paid off a VA loan but still own the home, VA allows a one-time restoration of entitlement without selling. You keep the house and regain your full benefit — once.

Entitlement and assumptions

If another buyer assumes your VA loan, your entitlement stays tied to that loan until it's paid off — unless the buyer is an eligible veteran who substitutes their own entitlement. Worth understanding before you agree to an assumption.

Sources and last verified

  • VA funding fee rates: VA.gov funding fee and closing costs
  • Rates effective April 7, 2023. Last verified August 31, 2026.
  • Payments use standard amortization. No lender-specific pricing is applied.

Veteran Home Calc is an independent educational site. It is not affiliated with or endorsed by the U.S. Department of Veterans Affairs, and it does not sell leads or collect your numbers — results are estimates, not loan approvals, offers, or financial advice.

Run your own numbers