Texas VA Loan Limits (2026): Full vs. Partial Entitlement
In Texas, eligible Veterans with full VA loan entitlement generally face no VA‑imposed loan limit, meaning zero down if the lender approves. With partial entitlement, the 2026 zero‑down threshold for a single‑unit home is $832,750 statewide. If your loan exceeds that and you have partial entitlement, a down payment typically covers 25% of the difference. Your lender’s underwriting still sets your actual maximum.
Quick Facts
- No VA cap with full entitlement; lenders still underwrite to income, credit, and appraised value.
- Texas follows one statewide 2026 zero‑down threshold of $832,750 for a one‑unit home.
- Partial entitlement uses county conforming limits to compute zero‑down maximums.
- Down payment with partial entitlement generally equals 25% of the amount above the limit.
- Your COE shows entitlement used and helps confirm full versus partial status for underwriting.
Mini‑FAQ
Is there a VA loan limit in Texas with full entitlement?
No. With full entitlement, VA doesn’t impose a county loan limit for purchases. You can borrow with zero down if the lender approves the amount and the property appraises. Lender overlays, debt‑to‑income, and property value still govern the maximum.
What’s the Texas zero‑down limit with partial entitlement?
For a one‑unit home, the 2026 zero‑down threshold is $832,750 in every Texas county. Above that amount, borrowers with partial entitlement typically need a down payment sufficient to satisfy the 25% guaranty requirement for the portion exceeding the threshold.
How is the down payment calculated if I exceed the limit?
With partial entitlement, lenders use the county conforming limit to confirm remaining guaranty. If your loan exceeds the limit, a common rule of thumb is paying roughly 25% of the difference above the limit, adjusted for any remaining entitlement shown on your COE.
Key Takeaways
- Full entitlement borrowers face no VA loan cap; lenders decide approval.
- Texas counties share one 2026 zero‑down threshold: $832,750 for one‑unit homes.
- Partial entitlement uses county limits to determine zero‑down eligibility thresholds.
- Down payment typically equals twenty‑five percent of any amount above the limit.
- COE confirms entitlement charged and clarifies full versus partial status.
- Lender underwriting, DTI, and appraisal ultimately set your maximum.
| FIPS State Code | FIPS County Code | County Name | State | CBSA Number | One-Unit Limit | Two-Unit Limit | Three-Unit Limit | Four-Unit Limit |
|---|---|---|---|---|---|---|---|---|
| 48 | 001 | ANDERSON COUNTY | TX | 37300 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 003 | ANDREWS COUNTY | TX | 11380 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 005 | ANGELINA COUNTY | TX | 31260 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 007 | ARANSAS COUNTY | TX | 40530 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 009 | ARCHER COUNTY | TX | 48660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 011 | ARMSTRONG COUNTY | TX | 11100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 013 | ATASCOSA COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 015 | AUSTIN COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 017 | BAILEY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 019 | BANDERA COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 021 | BASTROP COUNTY | TX | 12420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 023 | BAYLOR COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 025 | BEE COUNTY | TX | 13300 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 027 | BELL COUNTY | TX | 28660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 029 | BEXAR COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 031 | BLANCO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 033 | BORDEN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 035 | BOSQUE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 037 | BOWIE COUNTY | TX | 45500 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 039 | BRAZORIA COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 041 | BRAZOS COUNTY | TX | 17780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 043 | BREWSTER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 045 | BRISCOE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 047 | BROOKS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 049 | BROWN COUNTY | TX | 15220 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 051 | BURLESON COUNTY | TX | 17780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 053 | BURNET COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 055 | CALDWELL COUNTY | TX | 12420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 057 | CALHOUN COUNTY | TX | 38920 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 059 | CALLAHAN COUNTY | TX | 10180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 061 | CAMERON COUNTY | TX | 15180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 063 | CAMP COUNTY | TX | 34420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 065 | CARSON COUNTY | TX | 11100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 067 | CASS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 069 | CASTRO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 071 | CHAMBERS COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 073 | CHEROKEE COUNTY | TX | 27380 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 075 | CHILDRESS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 077 | CLAY COUNTY | TX | 48660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 079 | COCHRAN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 081 | COKE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 083 | COLEMAN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 085 | COLLIN COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 087 | COLLINGSWORTH COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 089 | COLORADO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 091 | COMAL COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 093 | COMANCHE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 095 | CONCHO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 097 | COOKE COUNTY | TX | 23620 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 099 | CORYELL COUNTY | TX | 28660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 101 | COTTLE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 103 | CRANE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 105 | CROCKETT COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 107 | CROSBY COUNTY | TX | 31180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 109 | CULBERSON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 111 | DALLAM COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 113 | DALLAS COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 115 | DAWSON COUNTY | TX | 29500 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 117 | DEAF SMITH COUNTY | TX | 25820 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 119 | DELTA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 121 | DENTON COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 123 | DEWITT COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 125 | DICKENS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 127 | DIMMIT COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 129 | DONLEY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 131 | DUVAL COUNTY | TX | 10860 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 133 | EASTLAND COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 135 | ECTOR COUNTY | TX | 36220 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 137 | EDWARDS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 139 | ELLIS COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 141 | EL PASO COUNTY | TX | 21340 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 143 | ERATH COUNTY | TX | 44500 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 145 | FALLS COUNTY | TX | 47380 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 147 | FANNIN COUNTY | TX | 14300 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 149 | FAYETTE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 151 | FISHER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 153 | FLOYD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 155 | FOARD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 157 | FORT BEND COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 159 | FRANKLIN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 161 | FREESTONE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 163 | FRIO COUNTY | TX | 37770 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 165 | GAINES COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 167 | GALVESTON COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 169 | GARZA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 171 | GILLESPIE COUNTY | TX | 23240 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 173 | GLASSCOCK COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 175 | GOLIAD COUNTY | TX | 47020 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 177 | GONZALES COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 179 | GRAY COUNTY | TX | 37420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 181 | GRAYSON COUNTY | TX | 43300 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 183 | GREGG COUNTY | TX | 30980 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 185 | GRIMES COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 187 | GUADALUPE COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 189 | HALE COUNTY | TX | 38380 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 191 | HALL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 193 | HAMILTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 195 | HANSFORD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 197 | HARDEMAN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 199 | HARDIN COUNTY | TX | 13140 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 201 | HARRIS COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 203 | HARRISON COUNTY | TX | 30980 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 205 | HARTLEY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 207 | HASKELL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 209 | HAYS COUNTY | TX | 12420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 211 | HEMPHILL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 213 | HENDERSON COUNTY | TX | 11980 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 215 | HIDALGO COUNTY | TX | 32580 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 217 | HILL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 219 | HOCKLEY COUNTY | TX | 30220 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 221 | HOOD COUNTY | TX | 24180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 223 | HOPKINS COUNTY | TX | 44860 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 225 | HOUSTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 227 | HOWARD COUNTY | TX | 13700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 229 | HUDSPETH COUNTY | TX | 21340 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 231 | HUNT COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 233 | HUTCHINSON COUNTY | TX | 14420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 235 | IRION COUNTY | TX | 41660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 237 | JACK COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 239 | JACKSON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 241 | JASPER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 243 | JEFF DAVIS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 245 | JEFFERSON COUNTY | TX | 13140 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 247 | JIM HOGG COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 249 | JIM WELLS COUNTY | TX | 10860 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 251 | JOHNSON COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 253 | JONES COUNTY | TX | 10180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 255 | KARNES COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 257 | KAUFMAN COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 259 | KENDALL COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 261 | KENEDY COUNTY | TX | 28780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 263 | KENT COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 265 | KERR COUNTY | TX | 28500 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 267 | KIMBLE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 269 | KING COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 271 | KINNEY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 273 | KLEBERG COUNTY | TX | 28780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 275 | KNOX COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 277 | LAMAR COUNTY | TX | 37580 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 279 | LAMB COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 281 | LAMPASAS COUNTY | TX | 28660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 283 | LA SALLE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 285 | LAVACA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 287 | LEE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 289 | LEON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 291 | LIBERTY COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 293 | LIMESTONE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 295 | LIPSCOMB COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 297 | LIVE OAK COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 299 | LLANO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 301 | LOVING COUNTY | TX | 37780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 303 | LUBBOCK COUNTY | TX | 31180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 305 | LYNN COUNTY | TX | 31180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 307 | MCCULLOCH COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 309 | MCLENNAN COUNTY | TX | 47380 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 311 | MCMULLEN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 313 | MADISON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 315 | MARION COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 317 | MARTIN COUNTY | TX | 33260 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 319 | MASON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 321 | MATAGORDA COUNTY | TX | 13060 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 323 | MAVERICK COUNTY | TX | 20580 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 325 | MEDINA COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 327 | MENARD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 329 | MIDLAND COUNTY | TX | 33260 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 331 | MILAM COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 333 | MILLS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 335 | MITCHELL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 337 | MONTAGUE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 339 | MONTGOMERY COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 341 | MOORE COUNTY | TX | 20300 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 343 | MORRIS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 345 | MOTLEY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 347 | NACOGDOCHES COUNTY | TX | 34860 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 349 | NAVARRO COUNTY | TX | 18620 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 351 | NEWTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 353 | NOLAN COUNTY | TX | 45020 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 355 | NUECES COUNTY | TX | 18580 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 357 | OCHILTREE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 359 | OLDHAM COUNTY | TX | 11100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 361 | ORANGE COUNTY | TX | 13140 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 363 | PALO PINTO COUNTY | TX | 33420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 365 | PANOLA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 367 | PARKER COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 369 | PARMER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 371 | PECOS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 373 | POLK COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 375 | POTTER COUNTY | TX | 11100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 377 | PRESIDIO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 379 | RAINS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 381 | RANDALL COUNTY | TX | 11100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 383 | REAGAN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 385 | REAL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 387 | RED RIVER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 389 | REEVES COUNTY | TX | 37780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 391 | REFUGIO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 393 | ROBERTS COUNTY | TX | 37420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 395 | ROBERTSON COUNTY | TX | 17780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 397 | ROCKWALL COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 399 | RUNNELS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 401 | RUSK COUNTY | TX | 30980 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 403 | SABINE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 405 | SAN AUGUSTINE COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 407 | SAN JACINTO COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 409 | SAN PATRICIO COUNTY | TX | 18580 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 411 | SAN SABA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 413 | SCHLEICHER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 415 | SCURRY COUNTY | TX | 43660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 417 | SHACKELFORD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 419 | SHELBY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 421 | SHERMAN COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 423 | SMITH COUNTY | TX | 46340 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 425 | SOMERVELL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 427 | STARR COUNTY | TX | 40100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 429 | STEPHENS COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 431 | STERLING COUNTY | TX | 41660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 433 | STONEWALL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 435 | SUTTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 437 | SWISHER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 439 | TARRANT COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 441 | TAYLOR COUNTY | TX | 10180 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 443 | TERRELL COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 445 | TERRY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 447 | THROCKMORTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 449 | TITUS COUNTY | TX | 34420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 451 | TOM GREEN COUNTY | TX | 41660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 453 | TRAVIS COUNTY | TX | 12420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 455 | TRINITY COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 457 | TYLER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 459 | UPSHUR COUNTY | TX | 30980 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 461 | UPTON COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 463 | UVALDE COUNTY | TX | 46620 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 465 | VAL VERDE COUNTY | TX | 19620 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 467 | VAN ZANDT COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 469 | VICTORIA COUNTY | TX | 47020 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 471 | WALKER COUNTY | TX | 26660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 473 | WALLER COUNTY | TX | 26420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 475 | WARD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 477 | WASHINGTON COUNTY | TX | 14780 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 479 | WEBB COUNTY | TX | 29700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 481 | WHARTON COUNTY | TX | 20900 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 483 | WHEELER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 485 | WICHITA COUNTY | TX | 48660 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 487 | WILBARGER COUNTY | TX | 46900 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 489 | WILLACY COUNTY | TX | 39700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 491 | WILLIAMSON COUNTY | TX | 12420 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 493 | WILSON COUNTY | TX | 41700 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 495 | WINKLER COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 497 | WISE COUNTY | TX | 19100 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 499 | WOOD COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 501 | YOAKUM COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 503 | YOUNG COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 | |
| 48 | 505 | ZAPATA COUNTY | TX | 49820 | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
| 48 | 507 | ZAVALA COUNTY | TX | $ 832,750 | $ 1,066,250 | $ 1,288,800 | $ 1,601,750 |
Do VA loan limits apply in Texas if I have full entitlement?
No—full entitlement generally means no VA‑imposed loan limit. If your COE reflects full entitlement, VA doesn’t cap the loan amount; you can borrow with zero down if the lender approves. Your maximum still depends on underwriting and the property’s appraised value set on the Notice of Value. VA’s loan‑limits page and the Lenders Handbook outline these principles. VA loan limits; Lenders Handbook, Ch. 3.
- “No VA loan limit” does not mean “unlimited approval.” Lenders evaluate income, liabilities, credit history, and reserves, then size the loan you can afford without monthly mortgage insurance and within secondary‑market guidelines.
- Full entitlement typically applies if you have never used VA benefits, or you paid off a previous VA loan and restored entitlement, giving you access to VA’s guaranty on any lender‑approved amount without a VA cap.
- Because there’s no PMI on VA loans, the monthly payment may be lower than comparable conventional structures, which can support stronger debt‑to‑income ratios and improve the likelihood of meeting lender underwriting thresholds.
- Confirm full entitlement on your Certificate of Eligibility (COE) before shopping; it clarifies whether county limits matter for your scenario or the lender can underwrite any approved amount with zero down.
- Ask for a same‑day comparison of “VA full‑entitlement” versus “conventional with PMI,” using identical rate assumptions, so you can see payment and qualification differences clearly.
- Verify that the appraised value supports the price; even with full entitlement, lenders will not exceed the value established on the VA Notice of Value for purposes of zero‑down purchasing.
Closing note: VA reiterates that eligibility and lender approval govern the actual loan size; the handbook emphasizes there is no specified maximum dollar amount set by VA. VA loan limits; Lenders Handbook, Ch. 3.
What is the 2026 zero‑down VA loan limit in Texas with partial entitlement?
The statewide one‑unit zero‑down threshold is $832,750 for partial entitlement. FHFA announced the 2026 baseline conforming loan limit of $832,750 for one‑unit properties. Texas has no high‑cost counties, so every county uses the same one‑unit value for zero‑down calculations when entitlement is partial. Review FHFA’s announcement and county‑by‑county list for confirmation. FHFA 2026 CLL announcement; FHFA 2026 county list.
- With partial entitlement, the conforming loan limit—here, $832,750 for a one‑unit Texas home—anchors the zero‑down threshold, beyond which an additional down payment typically becomes necessary to meet VA’s guaranty requirements.
- Texas does not designate any high‑cost counties for conforming‑limit purposes, so there are no county‑specific one‑unit values above the baseline that might otherwise expand zero‑down room for partial‑entitlement borrowers.
- FHFA publishes new conforming loan limits annually. Always verify the effective values for the calendar year in which you expect to close, because underwriting and guaranty math flow directly from those official figures.
- Identify whether you have partial entitlement by reviewing the “Entitlement Charged” field on your COE and confirming any unreleased liability or prior VA loan still on record.
- Locate your county’s one‑unit conforming limit for the applicable year; in Texas, consult the baseline listing since all counties align with the standard value.
- Ask your lender to show a zero‑down maximum based on remaining entitlement and, if needed, a scenario with a minimal down payment to cross the desired price point.
| Region | One‑Unit Baseline (2026) | Texas High‑Cost Adjustments? | Zero‑Down Threshold (Partial Entitlement) |
|---|---|---|---|
| Texas (all counties) | $832,750 | No | $832,750 |
| Designated high‑cost U.S. counties | Higher than baseline | Not applicable to Texas | Varies by county |
Closing note: FHFA’s 2026 release sets the baseline, and its county list shows all Texas counties at the one‑unit standard, which guides VA zero‑down calculations when entitlement is partial. FHFA 2026 CLL announcement; FHFA 2026 county list.
How is my down payment calculated if I exceed the limit with partial entitlement?
Expect to cover about 25% of the amount above the limit. With partial entitlement, VA’s guaranty must still equal roughly 25% of the loan amount. Lenders use remaining entitlement and the county conforming limit to determine whether cash is required; the short‑hand is 25% of the amount above the limit, adjusted for any remaining entitlement. See VA’s circular and guaranty examples. VA Circular 26‑24‑22; Guaranty calculation examples.
- When remaining entitlement is insufficient to cover 25% of the new loan amount, the borrower typically contributes cash so the combined entitlement plus down payment equals at least 25% of the total loan amount.
- The rule‑of‑thumb “25% of the excess over the limit” assumes little or no remaining entitlement. If your COE shows remaining entitlement, that amount can reduce the down payment required to clear the 25% coverage target.
- Because entitlement math involves multiple variables, ask your lender to model scenarios using your COE data. VA’s Guaranty Percentage Calculator is useful for estimates, but final figures rely on verified entitlement and underwriting.
- Pull your COE and note entitlement charged. Have the lender confirm how much entitlement remains for your new loan and whether any prior liability can be released to restore entitlement.
- Compute the difference between your loan amount and $832,750 (Texas one‑unit). Multiply that difference by 25% to estimate a worst‑case down payment if remaining entitlement is minimal or zero.
- Review a Loan Estimate showing both the zero‑down maximum and a down‑payment scenario that reaches your target home price, including how the financed funding fee (if any) affects principal and APR.
| Example Loan Amount | Texas Limit | Amount Above Limit | Estimated Down Payment (≈25% of Difference) |
|---|---|---|---|
| $900,000 | $832,750 | $93,500 | $23,375 |
| $1,000,000 | $832,750 | $193,500 | $48,375 |
Closing note: VA illustrates partial‑entitlement math and references the conforming limit in its guidance; its calculator is for estimates only—your COE and lender’s calculations control. VA Circular 26‑24‑22; Guaranty examples; Guaranty percentage calculator.
How do loan purpose and usage (purchase, cash‑out, IRRRL; first vs. subsequent use) affect limits?
Purpose and usage change the math. Purchases and cash‑out refinances rely on entitlement status and conforming limits when entitlement is partial. IRRRLs generally refinance an existing VA loan and are capped by payoff plus allowable costs—not county limits. First versus subsequent use matters because entitlement charged affects remaining guaranty. See VA’s IRRRL page and handbook. IRRRL overview; Lenders Handbook, Ch. 6.
- Purchase loans with full entitlement carry no VA‑imposed cap; with partial entitlement, the conforming limit anchors the zero‑down threshold, and amounts above may require cash to preserve a 25% guaranty.
- Cash‑out refinances require full underwriting and follow purchase‑style entitlement logic; if entitlement is partial, the conforming limit still governs zero‑down eligibility and may trigger a cash contribution above the threshold.
- IRRRLs typically reflect the existing balance plus allowable fees and any energy‑efficiency items; since they do not rely on county limits, entitlement math differs from purchase and cash‑out transactions.
- Label your loan accurately—Purchase, Cash‑out, or IRRRL—so the lender applies the correct entitlement and limit rules, disclosures, and closing documents for your scenario.
- For subsequent‑use cases, confirm entitlement charged on your COE. Entitlement previously used and not restored directly affects zero‑down capacity in purchase or cash‑out scenarios.
- Ask for a side‑by‑side showing IRRRL versus Cash‑out if you’re considering equity access. Understand that IRRRL rules cap the new balance differently than purchase/cash‑out entitlement and limit rules.
| Loan Purpose | How Limits Apply | Zero‑Down Consideration | Notes |
|---|---|---|---|
| Purchase | No VA cap with full entitlement; partial‑entitlement uses county limit | Zero‑down up to limit with partial entitlement; above may need cash | Lender approval and appraised value still govern |
| Cash‑out Refinance | Entitlement/limit logic similar to purchase if partial entitlement | Cash may be required if entitlement is insufficient | Full underwriting required |
| IRRRL (Streamline) | Generally based on payoff plus allowable fees—county limits not used | Zero‑down not the framing; it refinances existing VA balance | Typically lighter documentation |
Closing note: VA describes IRRRL mechanics on its site and in the Lenders Handbook; purchases and cash‑outs lean on entitlement status and conforming limits when entitlement is partial. IRRRL overview; Lenders Handbook, Ch. 6.
How do I confirm full versus partial entitlement on my COE?
Check your COE for “Entitlement Charged” and basic entitlement. The Certificate of Eligibility is the lender’s proof of eligibility and displays entitlement details used to size your guaranty. If entitlement remains tied up in another loan or wasn’t restored, partial‑entitlement rules apply until restoration. See the COE page and the lender handbook’s COE guidance. Request a COE; Lenders Handbook, Ch. 2.
- Full entitlement typically appears when there’s no active VA loan and prior VA obligations were paid off with entitlement formally restored; your COE will not show charged entitlement preventing a new zero‑down purchase beyond lender approval.
- Partial entitlement is common when another VA loan remains open, a prior VA‑backed loan defaulted, or entitlement restoration did not occur; the COE’s “Entitlement Charged” tells the lender how much guaranty remains.
- Because entitlement affects zero‑down thresholds and down‑payment math, resolving discrepancies on the COE early prevents last‑minute changes to cash‑to‑close or loan structure.
- Retrieve your COE online or through your lender and review “Entitlement Charged.” Ask the lender to confirm whether entitlement is full or partial under current VA systems.
- If entitlement should be restored, complete the necessary steps before underwriting; restoration can re‑enable a zero‑down purchase without VA‑imposed limits, subject to lender approval.
- Keep a copy of the COE in your file; it governs exemption, entitlement, and other coding the lender uses for disclosures and guaranty calculations.
Closing note: VA states that the COE issued in WebLGY is the lender’s proof of eligibility and shows entitlement details used in underwriting. Lenders Handbook, Ch. 2.
How much can a lender approve with or without a down payment?
Underwriting sets your ceiling. Even without a VA cap for full entitlement, lenders size your loan using credit history, verified income, debts, residual‑income benchmarks, and debt‑to‑income (DTI) analysis. The handbook requires debt and collection accounts to be considered in DTI and residual‑income calculations on VA Form 26‑6393. See Chapter 4. Lenders Handbook, Ch. 4.
- Lenders must verify employment and income stability, review liabilities, and consider both DTI and residual income, then document the decision using VA’s Loan Analysis form or an approved automated underwriting system report.
- Lower monthly payments—helped by zero PMI and competitive rates—can improve DTI capacity, but residual income remains crucial; underwriters consider regional household sizes and expenses when assessing repayment ability.
- Appraisal outcomes matter: the Notice of Value sets reasonable value. Purchase loans above that value typically require cash to bridge the gap even when entitlement is full and lender approval is otherwise strong.
- Request a pre‑underwrite review that includes a manual DTI and residual‑income check, so you know current constraints before making offers or setting a price ceiling.
- Ask for payment comparisons at several price points, then confirm that taxes, insurance, and any HOA dues are included; these items can shift DTI enough to affect approval.
- Re‑pull your credit near contract time and keep major purchases on hold; new debts can increase DTI or reduce residual income, changing approval or cash‑to‑close figures.
Closing note: Chapter 4 of the Lenders Handbook details DTI, residual‑income analysis, and documentation requirements that govern approvals and loan sizing for VA borrowers. Lenders Handbook, Ch. 4.
The Bottom Line: In Texas, full entitlement usually means no VA‑imposed cap and zero down if the lender approves the loan and the property appraises. With partial entitlement, the statewide 2026 zero‑down threshold is $832,750; above that, expect to contribute roughly 25% of the difference, adjusted by remaining entitlement on your COE. Because lenders set your real maximum using DTI, residual income, and credit, get a detailed pre‑underwrite, verify your COE early, and model scenarios—zero‑down and minimal‑down—to match your budget and goals.
Citations Used
- VA: Home loan entitlement and limits
- Lenders Handbook, Chapter 3 (maximum loan framework)
- FHFA: 2026 conforming loan limit announcement
- FHFA: 2026 full county loan limit list
- VA Circular 26‑24‑22 (partial entitlement & CLL)
- VA guaranty calculation examples
- VA guaranty percentage calculator (estimate)
- VA: IRRRL overview
- Lenders Handbook, Chapter 6 (refinancing)
- Request a COE (VA Form 26‑1880)
- Lenders Handbook, Chapter 2 (COE as proof)
- Lenders Handbook, Chapter 4 (credit underwriting & DTI)
FAQs
Do Texas VA loans have limits with full entitlement?
No. With full entitlement, VA doesn’t cap your loan amount. You can buy with zero down if the lender approves and the home appraises. Your actual maximum still depends on underwriting standards and property value.
What is the 2026 Texas VA zero‑down limit with partial entitlement?
It’s $832,750 for a one‑unit property in every Texas county. If your approved loan exceeds that amount and you have partial entitlement, expect to contribute cash to maintain VA’s 25% guaranty coverage.
How do I check whether my entitlement is full or partial?
Retrieve your Certificate of Eligibility (COE). The “Entitlement Charged” field shows how much entitlement is tied to prior loans. If entitlement isn’t restored, partial‑entitlement rules apply until restoration occurs.
How is the down payment computed above the Texas limit?
As a rule of thumb, estimate roughly 25% of the portion above $832,750. Your remaining entitlement—shown on your COE—can reduce that cash requirement when the lender completes the final guaranty calculation.
Are there any high‑cost counties in Texas with higher limits?
No. Texas doesn’t have designated high‑cost counties. The same 2026 one‑unit conforming limit applies statewide for entitlement calculations when you have partial entitlement.
Does partial entitlement always require a down payment?
Not always. If your remaining entitlement covers at least 25% of the loan amount, you may still qualify for zero down. The lender verifies this using your COE and the conforming loan limit.
Do IRRRL refinances use county loan limits?
Generally, no. IRRRLs typically refinance the existing VA balance plus allowable costs and do not rely on county conforming limits the way purchase and cash‑out transactions with partial entitlement do.
Can lenders still limit how much I can borrow with full entitlement?
Yes. Lenders set your ceiling using credit, income, debts, residual‑income benchmarks, and appraisal value. Even with full entitlement, approval depends on meeting underwriting standards and secondary‑market requirements.
Does eliminating PMI help my DTI ratio?
Often, yes. Without a monthly PMI premium, your total housing payment can be lower, improving the debt‑to‑income ratio lenders evaluate alongside residual income and other compensating factors.
What documents should I keep during the process?
Keep your COE, Loan Estimate, Closing Disclosure, Notice of Value, and underwriting conditions. These documents help verify entitlement, model cash‑to‑close, and confirm how the lender calculated any required down payment.
