The Final 2026 VA Loan Limits will be formally announced by the federal government later this year, but several large lenders have already published early projections that affect zero-down buying power today. Here’s what you need to know about the projected $819,000 baseline and how it impacts your VA Entitlement.
- Full Entitlement: There are no official VA loan limits for zero down. Your ceiling comes from your lender’s underwriting and the property appraisal, not a conforming number.
- Remaining Entitlement: County limits still matter here. Early lender moves point to a projected $819,000 baseline for one-unit homes, with higher caps in high-cost and special statutory areas.
- Why the $819,000 Matters Now: Lenders treating $819,000 as the Conforming Loan Limit (CLL) can shift pricing away from expensive jumbo financing, changing how VA, conventional, and jumbo compare near that price point.
- Quick Next Steps: Pull your COE, have a lender calculate your remaining guaranty, and compare VA, conventional (at the $819,000 projection), and true jumbo financing side by side.
Anticipated 2026 Limits Snapshot
Based on lender forecasts and recent housing trends, here is a concise snapshot of anticipated 2026 limits. Official releases will follow from the FHFA and HUD.
- Conforming (Standard Areas): One-unit projected baseline of $819,000. High-cost ceiling anticipated at $1,228,500.
- Conforming (Multi-Unit): Two-unit projected at about $1,048,500; three-unit about $1,268,000; four-unit about $1,575,000.
- FHA Projection: If HUD follows the usual method, the floor is projected near $532,350 and the ceiling near $1,228,500 for one unit, with area adjustments.
- Student Loans: Federal annual and aggregate limits are set by law and typically do not change each year. No 2026 updates are announced yet.
Does $819,000 limit my VA loan if I have full entitlement?
No. With full entitlement, the VA does not set a program cap for zero down. Your approval is driven entirely by your lender’s underwriting review and the property appraisal.
Where does the $819,000 figure come from?
The figure is a market-driven projection of the 2026 Conforming Loan Limit (CLL). Several major lenders are honoring this anticipated baseline while waiting for the FHFA’s official announcement, which typically arrives late in the year.
Will FHA and student loan limits change in 2026?
FHA limits usually track the conforming baseline through set formulas and will be published by HUD. Federal student loan limits are fixed by statute and rarely change annually, meaning no 2026 changes are currently anticipated.
Key Takeaways
- Full entitlement means no VA program cap for zero down, subject to lender approval and property standards.
- Early lender adoption of $819,000 can improve conventional pricing versus jumbo for many borrowers near that figure.
- With remaining entitlement, county limits and guaranty math determine zero down eligibility and any down payment.
- Run three paths: VA, conventional at $819,000, and true jumbo, comparing rate, fees, credits, and cash to close.
- Ask lenders to calculate remaining guaranty from your Certificate of Eligibility before you write offers.
- High cost and special statutory areas use higher baselines that change the entitlement calculation and strategy.
Explore More VA Loan Limit Resources
- VA Loan Limits Explained for 2025
- Understanding Partial Entitlement and Remaining Guaranty
- Jumbo VA Loans, When Prices Exceed Conforming Caps
- VA Loan Fees and Typical Cost Structure in 2025
- VA Closing Costs, What to Expect at Closing
- How to Read Your VA Loan Closing Disclosure
- No Closing Cost VA Loans, Pros and Tradeoffs
- Timeline of VA Closing Costs from Contract to Funding
Final 2026 loan limits will be formally announced by the federal government later this year. Some lenders are not waiting. They have released early projections and are already pricing loans to a working one unit baseline of $819,000 in many markets. That does not cap VA loans when you have full entitlement, but it absolutely changes how VA compares to conventional and jumbo near that price point. If you have remaining entitlement, county limits and guaranty math decide whether zero down still works or whether a down payment appears.
What changed and why lenders moved early
Each year, FHFA updates conforming loan limits using its house price index. The official update typically comes in late November. This fall, some lenders moved first and began honoring $819,000 as their working one unit baseline for 2026. That choice can keep more loans in conforming pricing rather than jumbo, often with simpler underwriting and better execution. The practical result is that your side by side comparison can look different today than it did only weeks ago.
- Operational reality: Early adoption helps lenders keep rate locks moving and avoid flipping files from conforming to jumbo mid process.
- Pricing effect: Conforming usually prices better than jumbo, which can flip the outcome when you compare conventional to VA at similar loan sizes.
- What to verify: Get the current matrix in writing, including whether multi unit caps are aligned and which channels or states are eligible.
Public announcements from major firms confirm the trend. United Wholesale Mortgage raised its conforming limit to $819,000, and Pennymac followed with a similar update. Industry reporting notes that other lenders have matched. Confirm the current status with your lender because details change quickly.
Full entitlement versus remaining entitlement
VA entitlement is the federal guaranty behind your mortgage. With full entitlement, VA backs twenty five percent of any approved loan amount, which removes a program cap for zero down. When you have remaining entitlement, the lender uses your county loan limit to measure how much guaranty remains and whether you need cash to bridge any shortfall.
- Full entitlement signs: You never used your benefit, you sold and paid off a prior VA loan, or you repaid VA after a claim from a past default.
- Remaining entitlement signs: You plan to keep a VA loan on another home, or entitlement from a prior loan was not restored after payoff or disposition.
- Zero down outcomes: With full entitlement, zero down can extend above conforming limits if underwriting approves. With remaining entitlement, zero down depends on the guaranty math below.
How county limits drive the math with remaining entitlement
Lenders look for a coverage target equal to roughly one quarter of the new loan amount. Start with a benchmark equal to a quarter of the county loan limit. Subtract entitlement already charged to your record. The remainder is your available guaranty. If that number covers at least a quarter of the new loan amount, zero down is usually possible. If it falls short, the difference is commonly bridged with your down payment.
- Step one: Find the county one unit limit where you plan to buy. Use the official FHFA lookup.
- Step two: Multiply the county number by 0.25 to get the guaranty benchmark lenders target.
- Step three: Subtract entitlement in use. The result is your remaining guaranty for the new purchase.
- Step four: Compare remaining guaranty to 0.25 of the new loan. Any shortfall is typically covered with cash so coverage returns to one quarter.
Anticipated 2026 limits beyond VA: conforming, FHA, and student loans
The following snapshot reflects lender forecasts and standard formulas. Official numbers will arrive from FHFA for conforming and from HUD for FHA. Federal student loan limits are set by law and usually hold steady year to year unless Congress or the Department of Education changes them.
- Conforming, standard areas: One unit projected baseline of $819,000. High cost ceiling anticipated at $1,228,500.
- Conforming, multi unit: Two unit about $1,048,500; three unit about $1,268,000; four unit about $1,575,000.
- FHA projection: If HUD follows the usual method, the floor is about sixty five percent of the conforming baseline and the ceiling is about one hundred fifty percent. That implies a floor near $532,350 and a ceiling near $1,228,500 for one unit, with area adjustments based on local data.
- Student loans: Under current rules, annual and aggregate federal limits are fixed amounts. As of now, no changes for 2026 are announced.
Illustrative entitlement math at a projected $819,000 county limit
| Scenario | Entitlement Charged | Target Loan | Guaranty Benchmark (25% of County Limit) | Remaining Guaranty | Down Payment Needed |
|---|---|---|---|---|---|
| Full entitlement | $0 | $1,050,000 | $204,750 | $204,750 | $0, subject to lender approval and property standards |
| Keep prior VA loan | $60,000 | $700,000 | $204,750 | $144,750 | $30,250 to restore one quarter coverage |
| Larger new purchase | $100,000 | $850,000 | $204,750 | $104,750 | $107,750 to restore one quarter coverage |
Citations: VA full entitlement has no program cap for zero down; see VA.gov loan limits and VA guaranty calculation examples. County limit mechanics and ceilings; see FHFA resources.
Anticipated 2026 conforming and FHA snapshots
| Program | One Unit, Standard | One Unit, High Cost Ceiling | Two Unit | Three Unit | Four Unit |
|---|---|---|---|---|---|
| Conforming (projected) | $819,000 | $1,228,500 | $1,048,500 | $1,268,000 | $1,575,000 |
| FHA (projected method) | $532,350 floor, $1,228,500 ceiling | Area specific above the floor | Area specific | Area specific | Area specific |
Citations: Conforming high cost ceiling equals one hundred fifty percent of baseline; see FHFA releases and overview. FHA floor equals sixty five percent of baseline and ceiling equals one hundred fifty percent; see HUD mortgagee letters and notices.
How VA compares to conforming at $819,000 and to true jumbo
When a loan that would have been jumbo last month is priced as conforming today, the comparison moves. VA remains compelling for zero down buyers, for those with a funding fee waiver, and for anyone who benefits from no monthly mortgage insurance. Conventional can be the better route for strong credit with sizable down payments, especially when points and credits are structured well. Jumbo still matters for balances above conforming caps or for niche property types, but usually asks for deeper reserves and cleaner credit files.
- When VA wins: Zero down goals, waiver eligibility, more flexible debt ratios, and no monthly mortgage insurance for qualified Veterans.
- When conforming wins: Excellent credit with at least twenty percent down, plus the ability to use credits to buy points efficiently.
- When jumbo wins: Large balances beyond conforming caps, niche properties, or borrowers with robust assets who meet stricter reserve playbooks.
A simple playbook near the $819,000 range
Confirm whether your lender is honoring the projected baseline, ask them to compute remaining guaranty from your COE if you carry entitlement from another loan, and price three paths with identical lock terms. If you are in a high cost or special statutory area, make sure the higher cap is in the math. A small change in the assumed limit can eliminate a down payment for otherwise qualified borrowers with remaining entitlement.
- Documents to gather: Certificate of Eligibility, pay information, W two or 1099 forms, bank statements, and a list of monthly debts.
- Quotes to request: VA zero down, conforming at $819,000, and a jumbo alternative, all with the same lock period and assumptions.
- Questions to press: How points, credits, and mortgage insurance or the funding fee are handled, and the total five year cost for each path.
Notes for two to four unit properties
Two to four unit caps differ from one unit caps, and overlays can be tighter on reserves, occupancy, and how rental income is counted. Some early adopter communications included updated two to four unit figures alongside the $819,000 baseline. If your strategy includes rental income or accessory units, get the current income and reserve rules in writing because they can change your payment more than the interest rate itself.
- Income treatment: Projected rental income is often haircut for qualification. Know what percent counts and which documents are required.
- Reserves: Multi unit purchases commonly require more months of reserves than one unit homes. Ask for the exact requirement up front.
- Occupancy: VA requires occupancy by the Veteran. Be clear about timing and any shared unit or rental unit plans before you write an offer.
Bottom line
Final 2026 loan limits will be announced later this year, yet several lenders already price to a working one unit baseline of $819,000. That projection does not cap VA loans when you have full entitlement, but it changes how VA, conventional, and jumbo compare near that level.
If you carry remaining entitlement, county limits and guaranty math decide whether zero down still pencils or a cash bridge appears. Verify each lender’s policy in writing, request identical lock assumptions, and get a written guaranty calculation before removing contingencies.
In high cost or multi unit scenarios, confirm specific caps, reserves, and income treatment. Price three paths side by side, weigh rate, points, credits, and total five year cost, then choose the best structure that wins now.
Citations Used
- VA.gov — VA Home Loan Entitlement and Limits
- VA — Guaranty Calculation Examples (PDF)
- FHFA — Conforming Loan Limit Values, 2025 announcement
- FHFA — Conforming Loan Limit FAQs
- United Wholesale Mortgage — Media Alert announcing early conforming limits
- Pennymac Correspondent — Announcement 25-93 Increasing GSE Limits to $819,000
- HousingWire — UWM raises conforming loan limit to $819,000
- National Mortgage News — UWM first to raise its conforming limits for 2026
Frequently Asked Questions
Is $819,000 officially published by FHFA for 2026 right now?
No. It is an anticipated baseline that some lenders are honoring early. The official limits arrive later, so always confirm current eligibility and lock guidance with your lender.
Does any of this cap my VA loan if I have full entitlement?
No. With full entitlement, VA does not impose a program cap for zero down purchases. Your maximum approval depends on underwriting, credit, income, and the property appraisal.
How do I confirm whether I have full or remaining entitlement?
Pull your Certificate of Eligibility. If you never used VA, or sold and paid off a prior VA loan, you likely have full entitlement. Otherwise, remaining entitlement rules probably apply.
What is the quick formula for remaining entitlement zero down?
Start with twenty five percent of the county limit. Subtract entitlement in use. Multiply the remainder by four to estimate zero down borrowing power if underwriting approves the file.
When does conventional at $819,000 beat VA?
Strong credit with significant down payment can tilt toward conventional, especially if seller credits efficiently buy points and you avoid monthly mortgage insurance with twenty percent down.
When does VA beat conventional near $819,000?
Zero down goals, funding fee exemption, or moderate credit often favor VA because there is no monthly mortgage insurance and underwriting is designed for qualified Veterans.
Do high cost counties change the remaining entitlement result?
Yes. Higher county limits increase the guaranty benchmark, which can reduce or eliminate a required down payment for borrowers with remaining entitlement who meet underwriting standards.
What about multi unit properties in two to four unit ranges?
Some lenders publish separate caps for two to four units. Policies vary, so review product matrices and overlays carefully, including occupancy, reserves, and income calculations for the property.
Can I combine VA with renovation funds at these price points?
Yes, subject to program availability and guidelines. Explore VA renovation options and compare against conventional renovation paths to see which structure delivers the best total cost.
What documents should I gather before rate shopping?
Certificate of Eligibility, recent pay information, W two or ten ninety nine forms, bank statements, and a list of debts. Ask lenders to price identical lock terms for fair comparisons.
The VA Loan Network Editorial Team is comprised of dedicated mortgage specialists and financial writers committed to providing veterans and service members with accurate, up-to-date information on VA loan benefits, eligibility, and the home-buying process.
