Since January 1, 2020, there is no VA loan limit for borrowers with full entitlement — you can generally borrow with no down payment as much as a lender approves you for. County loan limits still matter if some of your entitlement is tied up in another VA loan, because they're used to calculate how much you can borrow with no down payment.
No limit with full entitlement
The Blue Water Navy Vietnam Veterans Act of 2019 removed VA loan limits for borrowers with full entitlement, starting January 1, 2020. Before that, county limits capped how much VA would guarantee — which effectively capped how much you could borrow with no down payment.
Today, if you have full entitlement, VA will guarantee the loan regardless of the county limit. That doesn't mean unlimited borrowing: the lender still has to approve you based on credit, income, residual income, and the appraisal. It just means the county limit isn't what stops you. See VA entitlement to confirm whether you have full entitlement.
When county limits still matter
County limits come back into play when you have remaining (partial) entitlement. That usually happens when:
- You have an active VA loan on a home you're keeping (for example, a rental after a PCS move).
- You had a prior VA loan that resulted in a loss to VA that hasn't been repaid.
- Your prior VA loan was assumed by someone who didn't substitute entitlement.
- You've already used one-time restoration and still own the prior property.
In those cases, the lender uses the county limit where the new home is located to figure how much guaranty VA can provide.
Want a straight answer for your situation? Skip the call center — Matthew will review your eligibility, entitlement, and options himself.
Talk with MatthewHow remaining entitlement affects the zero-down amount
Lenders generally want VA's guaranty — plus any down payment — to cover a set portion of the loan. With remaining entitlement, the calculation works roughly like this, described qualitatively:
- Start with the county loan limit for the new home's location.
- Figure the maximum guaranty available in that county.
- Subtract the entitlement already charged to your existing VA loan.
- The result is your remaining guaranty, which determines how large a loan you can take with no down payment.
- If the price is above that, a down payment may cover the gap — generally much smaller than what a conventional loan would require.
Because the county limit is part of the formula, the same Veteran may be able to buy with no down payment at a higher price in a higher-cost county. Matthew runs this calculation from your COE before you start house-hunting.
Where the county limits come from
VA uses the conforming loan limits published each year by the Federal Housing Finance Agency. There's a baseline limit that applies to most counties and higher limits in designated high-cost areas. You can find the current figures on FHFA.gov.
These limits generally update every January. If you're buying near the turn of the year with remaining entitlement, the new figures can change your zero-down amount — worth asking about if your closing may land in January.
Three situations, compared
First-time VA user
Full entitlement. No county limit applies. Loan size depends on credit, income, residual income, and the appraisal — and can generally be no down payment.
Sold the last VA home
Prior loan paid off and home sold; entitlement restored. Treated like full entitlement — no county limit, subject to approval.
Kept the last VA home
Entitlement still charged to the first loan. The county limit where the new home sits, minus that charged entitlement, sets the zero-down amount. Above that, a down payment may be needed.
Matthew is licensed in multiple states, not everywhere — tell Matthew where you're buying and he'll confirm he can help there.
Lender limits vs. VA limits
Even without a VA loan limit, lenders may have their own limits — for example, on very large loans, or with extra credit or reserve requirements above certain amounts. Those are lender overlays, not VA rules.
If you're shopping in a higher-priced market, ask Matthew early whether any lender overlays apply at your price range. It's easier to plan around them before you're under contract. VA rules change — Matthew will confirm the current guidelines for your file.
Planning your price range before you shop
A little planning keeps a loan limit question from turning into a problem mid-contract:
- Confirm your entitlement. Have Matthew pull your COE so you know whether you have full or remaining entitlement.
- Decide what happens to your current home. Selling it (and restoring entitlement) and keeping it as a rental lead to different math. Neither is wrong — it depends on your plans.
- Identify the county. Homes a few miles apart can sit in counties with different limits. If you have remaining entitlement, the county matters.
- Get pre-approved at the real number. Your pre-approval should reflect entitlement, residual income, and any lender overlays — not just what VA allows in theory. Start a pre-approval when you're ready.
Comparing options? See VA vs. FHA vs. USDA for how the government-backed programs line up.
Frequently asked questions
Is there a VA loan limit in 2026?
Not for borrowers with full entitlement. County limits still matter for borrowers with remaining entitlement.
Can I buy a home above the conforming limit with no down payment?
With full entitlement, generally yes, subject to lender approval. With remaining entitlement, a down payment may be needed above your zero-down amount.
Where do I find my county's limit?
County limits come from FHFA's published conforming loan limits — see FHFA.gov. Matthew can look up the right figure for your property.
Does the loan limit affect my eligibility?
No. Limits affect how much you can borrow with no down payment when entitlement is partially used, not whether you're eligible.
Ask Matthew about your VA home loan
Tell Matthew a little about the property and your plans. He'll follow up by phone or email — no obligation.
Prefer to start now? Start your pre-approval · Schedule a call · (512) 952-1125
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