VA Loan Limits 2026 by County: Complete Guide for Veterans
For veterans and active-duty service members, the VA home loan program remains one of the most valuable military benefits. The 2026 VA loan limits were announced by the Federal Housing Finance Agency (FHFA) in November 2025, and they apply to loans closed on or after January 1, 2026.
This guide breaks down the 2026 limits, shows you how to find your specific county's cap, and explains what full entitlement means for your buying power in 2026.
What Are VA Loan Limits?
A VA loan limit is the maximum loan amount the Department of Veterans Affairs will guarantee in a specific county. Loans within the limit are easier to qualify for and don't require a down payment. Loans above the limit work differently depending on your entitlement status.
Since the Blue Water Navy Vietnam Veterans Act of 2019, most veterans have full entitlement — meaning the traditional county cap no longer restricts their buying power the way it did before 2020. However, the limits still matter for surviving spouses and some pre-2020 users.
2026 VA Loan Limits at a Glance
2026 Conforming Loan Limits
- Standard (most counties): ,750 for a 1-unit property
- High-cost counties (AK, HI, CA metro, NY metro, DC metro, etc.): Up to ,249,125
- 2-unit property: ,066,250 standard, up to ,599,375 high-cost
- 3-unit property: ,288,800 standard, up to ,933,200 high-cost
- 4-unit property: ,601,750 standard, up to ,402,525 high-cost
Sample 2026 VA Loan Limits by High-Cost County
The following table shows the 1-unit VA loan limits for several major military bases and high-cost counties. Limits vary by exact county, so check your specific ZIP code before applying.
| County / Metro Area | State | 2026 1-Unit Limit |
|---|---|---|
| Los Angeles County | CA | ,249,125 |
| Orange County (Camp Pendleton area) | CA | ,249,125 |
| San Diego County (Naval Base San Diego) | CA | ,249,125 |
| Alameda County (Oakland) | CA | ,249,125 |
| Honolulu County (Hawaii bases) | HI | ,249,125 |
| Anchorage Municipality (JBER) | AK | ,249,125 |
| Fairfax County (Pentagon / DC area) | VA | ,249,125 |
| Montgomery County (Bethesda) | MD | ,249,125 |
| King County (Joint Base Lewis-McChord) | WA | ,249,125 |
| Suffolk County (Long Island bases) | NY | ,249,125 |
| El Paso County (Fort Bliss) | TX | ,750 |
| Bell County (Fort Cavazos) | TX | ,750 |
| Cumberland County (Fort Liberty) | NC | ,750 |
| Muscogee County (Fort Moore) | GA | ,750 |
| Onslow County (Camp Lejeune) | NC | ,750 |
How to Check Your Exact County's Limit
The official source is the VA Home Loans page and the FHFA Conforming Loan Limit Map. Both update annually in November for the following calendar year.
- Visit the FHFA loan limit map
- Enter your new duty station's county
- Confirm the limit applies to 2026 (effective January 1, 2026)
- Cross-check with at least two lenders, since some counties have multiple limits depending on the property type
Full Entitlement vs. Legacy Entitlement
Since January 1, 2020, the VA no longer caps loans for veterans with full entitlement. This is the most important change in VA loan history, and many veterans don't realize how it expands their options:
Full Entitlement Veterans (most users)
- No down payment required on loans up to the county limit
- For loans above the limit: 25% down payment required on the amount above the limit
- Can buy a million home with no money down if the county limit is ,249,125 (the standard calculation gets complicated; work with a VA-approved lender)
Legacy Entitlement Veterans (pre-2020 users)
- The previous county cap still applies
- Generally need 25% down on the amount above the county cap
- Some pre-2020 users can restore their entitlement and become full-entitlement users
2026 VA Funding Fee
The VA funding fee is a one-time payment to the VA, rolled into your loan. Rates for 2026:
| Loan Scenario | Down Payment | 2026 Funding Fee |
|---|---|---|
| First-time use, active duty | 0% | 2.15% |
| First-time use, active duty | 5%-10% | 1.50% |
| First-time use, active duty | 10%+ | 1.25% |
| Subsequent use | 0% | 3.30% |
| Subsequent use | 5%-10% | 1.50% |
| Subsequent use | 10%+ | 1.25% |
| Reservy / National Guard first-time | 0% | 2.40% |
Fee exemptions: Veterans with a service-connected disability rating of 10% or higher, surviving spouses receiving Dependency and Indemnity Compensation (DIC), and active-duty Purple Heart recipients are exempt from the funding fee.
VA Loan vs. Conventional Loan: What's Better in 2026?
Advantages of VA Loans
- No down payment (with full entitlement)
- No private mortgage insurance (PMI)
- Competitive interest rates, typically 0.25%-0.5% below conventional
- More flexible credit requirements
- Limited closing costs (VA restricts what lenders can charge)
- Foreclosure prevention assistance
When a Conventional Loan May Make Sense
- You have 20%+ down payment and want to avoid the funding fee
- The property is a second home or investment (VA loans are primary residence only)
- The home price is well within the conforming limit and you have strong credit
- The seller won't accept VA loans (rare but happens in tight markets)
Frequently Asked Questions
What is the VA loan limit for 2026?
For 2026, the standard VA loan limit (the conforming loan limit for most U.S. counties) is ,750 for a one-unit home. In high-cost counties, the limit can exceed .5 million. Veterans with full entitlement can borrow above the limit with a down payment.
Are VA loan limits the same as conforming loan limits?
Yes, since 2020 VA loan limits match the Federal Housing Finance Agency (FHFA) conforming loan limits. The only difference: Veterans with full entitlement don't need a down payment even when borrowing above the limit.
Do VA loans require a down payment?
Generally no. Veterans with full entitlement (most post-2020 users) can finance 100% of the home price up to the county limit, and above the limit with a 25% down payment on the excess. Surviving spouses and some pre-2020 users may have different entitlement rules.
What credit score do I need for a VA loan?
Most VA lenders prefer a credit score of 620 or higher, though the VA itself does not set a minimum. Some lenders specialize in VA loans for credit scores in the 580-620 range. Higher scores typically unlock lower interest rates.
Can I use a VA loan more than once?
Yes, you can use your VA loan benefit multiple times in your lifetime. If you sell a home bought with a VA loan, your entitlement is restored. You can also have two VA loans simultaneously if you have remaining entitlement and qualify financially.
What is the VA funding fee for 2026?
The VA funding fee varies by loan type and down payment: 2.15% for first-time use with 0% down, 3.3% for subsequent use. Exemptions apply for veterans with service-connected disabilities (10%+ rating) and surviving spouses.
Plan Your Move and Your Finances
Whether you're buying your first home with a VA loan or planning a PCS to a new duty station, Military Life Tools has free calculators to help you budget accurately:
- Military Pay Calculator 2026 — See your full compensation including BAH and BAS
- BAH Calculator 2026 — Estimate housing allowance at any duty station
- ETS Countdown Timer — Track time until separation or retirement
- PCS Move Timeline Checklist 2026 — Step-by-step relocation guide