Understand how VA loan income and purchase price limits work, when they apply, and how to unlock full borrowing potential with your VA entitlement.
Verify Your VA Loan Eligibility
No loan limits with full VA entitlement.
Limits still apply with reduced or partial entitlement.
VA loan limits refer to the maximum amount the Department of Veterans Affairs will guarantee without requiring a down payment.
These limits only apply if you don’t have full entitlement available—such as when you already have an active VA loan or defaulted on one in the past.
Since 2020, eligible borrowers with full entitlement are not subject to loan limits. That means you can borrow as much as your lender approves based on your income and credit.
There’s no official “cap” on what you can borrow using a VA loan, but there are practical and regulatory considerations depending on your entitlement status:
| Entitlement Type | Do Limits Apply? | Typical Max Amount Without Down Payment |
|---|---|---|
| Full VA Entitlement | No | Unlimited (based on lender approval) |
| Reduced/Partial Entitlement | Yes | $766,550 in most high-cost counties (2025) |
Limits are based on conforming loan limits set by the FHFA.
You’ll be subject to VA loan limits if you don’t have full entitlement. This may happen if:
You already have an active VA loan.
You’ve defaulted on a VA loan.
You’ve used your benefit before and haven’t fully restored it.
In these cases, the VA backs only a portion of your loan. You may need a down payment if you exceed the county loan limit.
Full entitlement means the VA will guarantee up to 25% of any loan amount approved by your lender—no loan cap.
You likely have full entitlement if:
You’ve never used a VA loan before.
You’ve sold your previous VA-financed home and repaid the loan in full.
Your prior VA loan was foreclosed, but you’ve repaid the VA in full.
Partial entitlement means your available VA benefit is reduced. You’ll need to follow county loan limits to calculate your max borrowing power without a down payment.
Even though full entitlement removes loan limits, county limits still matter for partial entitlement.
In 2025, the standard conforming loan limit is $766,550 in most areas. High-cost counties (like parts of California, Colorado, or D.C.) can go above that.
Tip: If you’re unsure about your county limit, check the FHFA loan limit lookup tool.
VA loan size also depends on what you qualify for based on:
Debt-to-income (DTI) ratio
Residual income (based on family size and region)
Employment and income documentation
Even if VA allows high loan amounts, lenders will cap your loan based on what you can afford. The VA won’t approve a loan that exceeds your income qualifications.
If you already used part of your benefit, second-tier entitlement lets you still use a VA loan again—with limits.
Example: If your original loan was $300,000 and you haven’t restored your benefit, you may still be able to buy another property—but only up to your remaining entitlement limit unless you add a down payment.
This is useful if you:
Own a VA-financed rental and want to buy another home.
Were forced to relocate before selling your previous home.
Want to retain the old property as an investment.
Yes, with a down payment.
If you're over the county limit and only have partial entitlement, you can still qualify for a larger VA loan—by putting down 25% of the difference between the home price and the VA guarantee.
You can request your VA Certificate of Eligibility (COE) online through:
Your VA-approved lender
Your COE will show your available entitlement and help you calculate how much you can borrow.
Understanding VA loan limits can be confusing—but the right guidance makes all the difference. Here’s why you can feel confident using this resource:
Accurate, up-to-date info backed by official VA guidelines.
Plain-language explanations that make complex rules easy to understand.
Created by mortgage professionals who work with VA loans every day.
Built to help real buyers make smart, informed decisions—no fluff, no sales pitch.
This page was designed to give you the facts, tools, and clarity you need to make the most of your VA loan benefit. If you’re planning to buy, refinance, or explore your entitlement options, you’re in the right place.
