2025 VA Loan Limits: What Borrowers Need to Know
For veterans and active-duty service members, VA loans remain one of the best paths to homeownership.
In 2025, VA loan limits continue to be a key factor for those seeking financing, especially in high-cost areas.
Understanding how these limits work, where they apply, and how they impact your borrowing power can help you navigate the home-buying process with confidence.
In this Article
What Are VA Loan Limits?
For 2025, the standard VA loan limit remains at $806,500, while high-cost counties can allow up to $1,209,750 for a single-family home.
- Standard Counties: Maximum loan amount without a down payment is $806,500.
- High-Cost Counties: In pricier real estate markets, the limit reaches $1,209,750.
If you’re a veteran planning to buy a home or refinance your VA loan, understanding these loan limits is essential for financial planning.
Do VA Loan Limits Apply to You?
Many veterans assume that VA loan limits cap the total amount they can borrow, but that’s not the case. Loan limits only affect how much you can borrow without a down payment if you have partial entitlement.
Full Entitlement Means No VA Loan Limit
When you have full VA loan entitlement, you’re no longer capped by traditional loan limits on mortgages exceeding $144,000. This allows you to secure a VA-backed loan without making a down payment. In the event of default, the VA guarantees up to 25% of the loan amount to your lender.
You’re considered to have full entitlement if any of the following are true:
- You’ve never used your VA loan benefits before
- You fully repaid a prior VA loan and sold the property, restoring your full entitlement
- You had a foreclosure or short sale on a previous VA loan and have since repaid the VA in full
Note: You might hear the terms “additional entitlement” or “tier 2 entitlement” used among lenders for loans exceeding $144,000. These are lender-facing terms and not required knowledge for applicants. Read more on the VA official website.
Can I Borrow Any Loan Amount with Full Entitlement?
It depends on your personal financial profile. Once you apply for a VA loan and receive your Certificate of Eligibility (COE), lenders will review your application to determine how much you can afford. Your borrowing power will depend on factors like:
- Your credit score and credit history
- Your monthly income
- Your available assets, including savings and investments
While the VA doesn’t enforce a minimum credit score, each lender sets its own requirements—so it’s wise to shop around and compare options.
How to Get Your VA Certificate of Eligibility (COE)
To apply for a VA home loan, you’ll need your Certificate of Eligibility (COE), which verifies your entitlement. You can request it online, by mail, or through your lender using official forms from the VA portal.
- Apply online through the VA Home Loan Application Portal
- Use VA Form 26-1880 to request a COE by mail: Download VA Form 26-1880
- Surviving spouses may need VA Form 26-1817: Download VA Form 26-1817
- Lenders can often access your COE instantly via the VA’s WebLGY system
- Need help? Visit the VA Contact Page for support
What If My COE Says “Basic Entitlement: $36,000”?
This simply reflects a base figure used for lender calculations—it does not necessarily mean you’re limited to a $36,000 loan. If you’ve used some of your entitlement before and haven’t fully restored it, you may have remaining entitlement, which does carry loan limits tied to your county’s cap.
How Remaining Entitlement Impacts Loan Limits
If you’re applying for a second VA loan or still own property financed with a VA loan, your borrowing power is subject to your county’s conforming loan limit. In these cases, the VA will guarantee up to 25% of the difference between your used entitlement and the local loan limit.
Check current county loan limits on the FHFA website.
You can still use your remaining entitlement to buy another property. Depending on the purchase price, you may need to make a down payment to cover any gap between the loan amount and the VA’s guarantee threshold.
You May Have Remaining Entitlement If:
- You’re still repaying a current VA-backed loan
- You repaid a prior VA loan but still own the home
- You refinanced your VA loan into a conventional mortgage and kept the property
- You completed a short sale without fully repaying the VA
- You transferred the home title to the lender through a deed in lieu of foreclosure
- You went through foreclosure and have not repaid the VA in full
Read more on first vs. subsequent use of a VA loan
VA Loan Limit vs. Borrowing Power
Keep in mind: the term “VA loan limit” refers to how much the VA will guarantee—not the total amount you can borrow. Your maximum loan approval is still based on your lender’s assessment of your finances.
What Happens If My Loan Exceeds the County Limit?
If you’re using VA partial entitlement and the home price is above your county’s VA loan cap, you may need to contribute a down payment. Lenders generally require that 25% of the loan amount be covered through a combination of VA backing and your own funds.
If you’re able to make that contribution, it’s possible to exceed the standard county loan limits. Just remember, your lender will evaluate whether your credit, income, and asset profile support the larger loan.
Why Does My COE Show “Basic Entitlement: $0”?
This line signals to the lender that you’ve previously used your entitlement and it hasn’t been fully restored. However, if you see a value greater than $0, you may still have remaining entitlement.
Review the section on your COE labeled “Prior Loans Charged to Entitlement”. Here, you’ll see how much entitlement you’ve already used. You may be eligible to restore full entitlement if you’ve sold the property and paid off the VA loan—or if you’ve repaid the VA in full following a claim.
Who Has Full Entitlement?
You have full entitlement if:
- You’ve never used your VA loan benefit.
- You’ve paid off a previous VA loan and had your entitlement fully restored.
- You had a foreclosure or short sale but repaid the full loan balance.
For those with partial entitlement, VA loan limits do apply, meaning you may need to make a down payment if your loan amount exceeds the county’s limit.
“Understanding how VA entitlement affects loan limits is key for veterans. Many borrowers mistakenly believe they have a hard cap on borrowing when, in reality, full entitlement removes loan limits altogether.”
How VA Loan Limits Are Determined
VA loan limits are based on the Federal Housing Finance Agency (FHFA) conforming loan limits, which are adjusted annually based on housing market conditions.
The loan limit structure is as follows:
- Standard limit: $806,500
- High-cost county limit: $1,209,750
Full VA Loan Limits by State/County in 2025
| County / Area | 2025 VA Loan Limit |
|---|---|
| Alabama | |
| All areas | $806,500 |
| Alaska | |
| Aleutians East | $1,209,750 |
| Aleutians West | $1,209,750 |
| Anchorage | $1,209,750 |
| Bethel | $1,209,750 |
| Bristol Bay | $1,209,750 |
| Denali | $1,209,750 |
| Dillingham | $1,209,750 |
| Fairbanks North Star | $1,209,750 |
| Haines | $1,209,750 |
| Hoonah–Angoon | $1,209,750 |
| Juneau | $1,209,750 |
| Kenai Peninsula | $1,209,750 |
| Ketchikan Gateway | $1,209,750 |
| Kodiak Island | $1,209,750 |
| Kusilvak | $1,209,750 |
| Lake and Peninsula | $1,209,750 |
| Matanuska–Susitna | $1,209,750 |
| Nome | $1,209,750 |
| North Slope | $1,209,750 |
| Northwest Arctic | $1,209,750 |
| Petersburg | $1,209,750 |
| Prince of Wales–Hyder | $1,209,750 |
| Sitka | $1,209,750 |
| Skagway | $1,209,750 |
| Southeast Fairbanks | $1,209,750 |
| Wrangell | $1,209,750 |
| Yakutat | $1,209,750 |
| Yukon–Koyukuk | $1,209,750 |
| All other areas | $806,500 |
| Arizona | |
| All areas | $806,500 |
| Arkansas | |
| All areas | $806,500 |
| California | |
| Alameda | $1,209,750 |
| Contra Costa | $1,209,750 |
| Los Angeles | $1,209,750 |
| Marin | $1,209,750 |
| Monterey | $970,600 |
| Napa | $1,017,750 |
| Orange | $1,209,750 |
| San Benito | $1,209,750 |
| San Diego | $1,077,550 |
| San Francisco | $1,209,750 |
| San Luis Obispo | $967,150 |
| San Mateo | $1,209,750 |
| Santa Barbara | $913,100 |
| Santa Clara | $1,209,750 |
| Santa Cruz | $1,178,750 |
| Sonoma | $897,000 |
| Ventura | $1,017,750 |
| All other areas | $806,500 |
| Colorado | |
| Adams | $833,750 |
| Arapahoe | $833,750 |
| Boulder | $862,500 |
| Broomfield | $833,750 |
| Clear Creek | $833,750 |
| Denver | $833,750 |
| Douglas | $833,750 |
| Eagle | $1,209,750 |
| Elbert | $833,750 |
| Garfield | $1,209,750 |
| Gilpin | $833,750 |
| Grand | $874,000 |
| Jefferson | $833,750 |
| Park | $833,750 |
| Pitkin | $1,209,750 |
| Routt | $1,012,000 |
| San Miguel | $994,750 |
| Summit | $1,067,200 |
| All other areas | $806,500 |
| Connecticut | |
| Fairfield | $851,000 |
| All other areas | $806,500 |
| Delaware | |
| All areas | $806,500 |
| Florida | |
| Monroe | $967,150 |
| All other areas | $806,500 |
| Georgia | |
| All areas | $806,500 |
| Hawaii | |
| Hawaii County | $1,209,750 |
| Honolulu | $1,209,750 |
| Kalawao | $1,209,750 |
| Kauai | $1,209,750 |
| Maui | $1,209,750 |
| Idaho | |
| Teton | $1,209,750 |
| All other areas | $806,500 |
| Illinois | |
| All areas | $806,500 |
| Indiana | |
| All areas | $806,500 |
| Iowa | |
| All areas | $806,500 |
| Kansas | |
| All areas | $806,500 |
| Kentucky | |
| All areas | $806,500 |
| Louisiana | |
| All areas | $806,500 |
| Maine | |
| All areas | $806,500 |
| Maryland | |
| Calvert | $1,209,750 |
| Charles | $1,209,750 |
| Frederick | $1,209,750 |
| Montgomery | $1,209,750 |
| Prince Georges | $1,209,750 |
| All other areas | $806,500 |
| Massachusetts | |
| Dukes | $1,209,750 |
| Essex | $914,250 |
| Middlesex | $914,250 |
| Nantucket | $1,209,750 |
| Norfolk | $914,250 |
| Plymouth | $914,250 |
| Suffolk | $914,250 |
| All other areas | $806,500 |
| Michigan | |
| All areas | $806,500 |
| Minnesota | |
| All areas | $806,500 |
| Mississippi | |
| All areas | $806,500 |
| Missouri | |
| All areas | $806,500 |
| Montana | |
| All areas | $806,500 |
| Nebraska | |
| All areas | $806,500 |
| Nevada | |
| All areas | $806,500 |
| New Hampshire | |
| Rockingham | $914,250 |
| Strafford | $914,250 |
| All other areas | $806,500 |
| New Jersey | |
| Bergen | $1,209,750 |
| Essex | $1,209,750 |
| Hudson | $1,209,750 |
| Hunterdon | $1,209,750 |
| Middlesex | $1,209,750 |
| Monmouth | $1,209,750 |
| Morris | $1,209,750 |
| Ocean | $1,209,750 |
| Passaic | $1,209,750 |
| Somerset | $1,209,750 |
| Sussex | $1,209,750 |
| Union | $1,209,750 |
| All other areas | $806,500 |
| New Mexico | |
| All areas | $806,500 |
| New York | |
| Bronx | $1,209,750 |
| Kings | $1,209,750 |
| Nassau | $1,209,750 |
| New York (Manhattan) | $1,209,750 |
| Putnam | $1,209,750 |
| Queens | $1,209,750 |
| Richmond | $1,209,750 |
| Rockland | $1,209,750 |
| Suffolk | $1,209,750 |
| Westchester | $1,209,750 |
| All other areas | $806,500 |
| North Carolina | |
| All areas | $806,500 |
| North Dakota | |
| All areas | $806,500 |
| Ohio | |
| All areas | $806,500 |
| Oklahoma | |
| All areas | $806,500 |
| Oregon | |
| All areas | $806,500 |
| Pennsylvania | |
| Pike | $1,209,750 |
| All other areas | $806,500 |
| Rhode Island | |
| All areas | $806,500 |
| South Carolina | |
| All areas | $806,500 |
| South Dakota | |
| All areas | $806,500 |
| Tennessee | |
| Cannon | $989,000 |
| Cheatham | $989,000 |
| Davidson | $989,000 |
| Dickson | $989,000 |
| Macon | $989,000 |
| Maury | $989,000 |
| Robertson | $989,000 |
| Rutherford | $989,000 |
| Smith | $989,000 |
| Sumner | $989,000 |
| Trousdale | $989,000 |
| Williamson | $989,000 |
| Wilson | $989,000 |
| All other areas | $806,500 |
| Texas | |
| All areas | $806,500 |
| Utah | |
| Summit | $1,149,825 |
| Wasatch | $1,149,825 |
| Wayne | $997,050 |
| All other areas | $806,500 |
| Vermont | |
| All areas | $806,500 |
| Virginia | |
| Alexandria City | $1,209,750 |
| Arlington | $1,209,750 |
| Clarke | $1,209,750 |
| Culpeper | $1,209,750 |
| Fairfax | $1,209,750 |
| Fairfax City | $1,209,750 |
| Falls Church City | $1,209,750 |
| Fauquier | $1,209,750 |
| Fredericksburg City | $1,209,750 |
| Loudoun | $1,209,750 |
| Madison | $1,209,750 |
| Manassas City | $1,209,750 |
| Manassas Park City | $1,209,750 |
| Prince William | $1,209,750 |
| Rappahannock | $1,209,750 |
| Spotsylvania | $1,209,750 |
| Stafford | $1,209,750 |
| Warren | $1,209,750 |
| All other areas | $806,500 |
| Washington | |
| King | $1,037,300 |
| Pierce | $1,037,300 |
| Snohomish | $1,037,300 |
| All other areas | $806,500 |
| West Virginia | |
| Jefferson | $1,209,750 |
| All other areas | $806,500 |
| Wisconsin | |
| All areas | $806,500 |
| Wyoming | |
| Teton | $1,209,750 |
| All other areas | $806,500 |
| District of Columbia | |
| District of Columbia | $1,209,750 |
| Guam | |
| Guam (entire territory) | $1,209,750 |
| All other areas | $806,500 |
| U.S. Virgin Islands | |
| Saint Croix | $1,209,750 |
| Saint John | $1,209,750 |
| Saint Thomas | $1,209,750 |
| All other areas | $806,500 |
High-cost areas have higher loan limits due to elevated housing prices. This ensures that veterans can still purchase homes without a down payment, even in expensive markets.
VA Loan Limits vs. Conventional Loan Limits
VA loans are structured differently than conventional loans, which also have borrowing limits.
| Loan Type | Standard Limit | High-Cost Limit |
|---|---|---|
| VA Loan | $806,500 | $1,209,750 |
| Conventional Loan | $766,550 | $1,149,825 |
Since VA loans don’t require PMI, veterans save hundreds on their mortgage payments compared to conventional loans with less than 20% down.
“A key benefit of VA loans is their flexibility. Even if loan limits apply, veterans still get more favorable terms than conventional loans, especially when it comes to interest rates and mortgage insurance.”
VA Loan Limits and Down Payments
One of the biggest benefit of a VA loan is no down payment. However, if you exceed the loan limit and have partial entitlement, you’ll need to make a down payment.
How Down Payments Work if You Exceed the Limit
The VA requires a down payment equal to 25% of the difference between your loan amount and the VA loan limit.
Example Scenario:
- You’re buying a home for $850,000.
- Your county’s loan limit is $806,500.
- The difference is $43,500.
- Your down payment = 25% of $43,500 = $10,875.
Even with a down payment, this is still much lower than what conventional loans require.
FAQs About 2025 VA Loan Limits
What is the VA loan limit for 2025?
The standard VA loan limit for 2025 is $806,500, while high-cost counties have limits up to $1,209,750.
Do VA loan limits restrict how much I can borrow?
No, loan limits only affect the amount you can borrow without a down payment if you have partial entitlement.
Can I buy a home over the VA loan limit without a down payment?
Yes—if you have full entitlement, you can borrow above the limit without a down payment.
How does the VA loan limit affect down payments?
If you exceed the county loan limit and have partial entitlement, you’ll need to pay 25% of the excess amount as a down payment.
Are VA loan limits higher in expensive housing markets?
Yes, in high-cost counties, VA loan limits can go up to $1,209,750.
Can I use my VA loan benefit more than once?
Yes, you can reuse your VA loan benefits as long as you have remaining entitlement or restore it after paying off a previous VA loan.
Does my VA loan limit change if I move?
Yes, if you move to a high-cost county, your loan limit increases, allowing for a larger loan amount without a down payment.
What happens if I have two VA loans at once?
If you’re using a second VA loan, your loan limit applies, and you may need a down payment based on your remaining entitlement.
