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Reviewed by: , Senior Loan Officer NMLS#1001095 ✓ Fact Checked
Updated on November 9, 2025

Texas VA Loan Limits (2025): 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 2025 zero‑down threshold for a single‑unit home is $806,500 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 2025 zero‑down threshold of $806,500 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 2025 zero‑down threshold is $806,500 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 2025 zero‑down threshold: $806,500 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 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 003 ANDREWS COUNTY TX 11380 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 005 ANGELINA COUNTY TX 31260 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 007 ARANSAS COUNTY TX 40530 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 009 ARCHER COUNTY TX 48660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 011 ARMSTRONG COUNTY TX 11100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 013 ATASCOSA COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 015 AUSTIN COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 017 BAILEY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 019 BANDERA COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 021 BASTROP COUNTY TX 12420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 023 BAYLOR COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 025 BEE COUNTY TX 13300 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 027 BELL COUNTY TX 28660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 029 BEXAR COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 031 BLANCO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 033 BORDEN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 035 BOSQUE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 037 BOWIE COUNTY TX 45500 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 039 BRAZORIA COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 041 BRAZOS COUNTY TX 17780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 043 BREWSTER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 045 BRISCOE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 047 BROOKS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 049 BROWN COUNTY TX 15220 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 051 BURLESON COUNTY TX 17780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 053 BURNET COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 055 CALDWELL COUNTY TX 12420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 057 CALHOUN COUNTY TX 38920 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 059 CALLAHAN COUNTY TX 10180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 061 CAMERON COUNTY TX 15180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 063 CAMP COUNTY TX 34420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 065 CARSON COUNTY TX 11100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 067 CASS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 069 CASTRO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 071 CHAMBERS COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 073 CHEROKEE COUNTY TX 27380 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 075 CHILDRESS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 077 CLAY COUNTY TX 48660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 079 COCHRAN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 081 COKE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 083 COLEMAN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 085 COLLIN COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 087 COLLINGSWORTH COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 089 COLORADO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 091 COMAL COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 093 COMANCHE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 095 CONCHO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 097 COOKE COUNTY TX 23620 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 099 CORYELL COUNTY TX 28660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 101 COTTLE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 103 CRANE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 105 CROCKETT COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 107 CROSBY COUNTY TX 31180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 109 CULBERSON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 111 DALLAM COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 113 DALLAS COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 115 DAWSON COUNTY TX 29500 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 117 DEAF SMITH COUNTY TX 25820 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 119 DELTA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 121 DENTON COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 123 DEWITT COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 125 DICKENS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 127 DIMMIT COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 129 DONLEY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 131 DUVAL COUNTY TX 10860 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 133 EASTLAND COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 135 ECTOR COUNTY TX 36220 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 137 EDWARDS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 139 ELLIS COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 141 EL PASO COUNTY TX 21340 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 143 ERATH COUNTY TX 44500 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 145 FALLS COUNTY TX 47380 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 147 FANNIN COUNTY TX 14300 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 149 FAYETTE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 151 FISHER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 153 FLOYD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 155 FOARD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 157 FORT BEND COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 159 FRANKLIN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 161 FREESTONE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 163 FRIO COUNTY TX 37770 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 165 GAINES COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 167 GALVESTON COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 169 GARZA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 171 GILLESPIE COUNTY TX 23240 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 173 GLASSCOCK COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 175 GOLIAD COUNTY TX 47020 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 177 GONZALES COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 179 GRAY COUNTY TX 37420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 181 GRAYSON COUNTY TX 43300 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 183 GREGG COUNTY TX 30980 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 185 GRIMES COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 187 GUADALUPE COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 189 HALE COUNTY TX 38380 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 191 HALL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 193 HAMILTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 195 HANSFORD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 197 HARDEMAN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 199 HARDIN COUNTY TX 13140 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 201 HARRIS COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 203 HARRISON COUNTY TX 30980 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 205 HARTLEY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 207 HASKELL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 209 HAYS COUNTY TX 12420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 211 HEMPHILL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 213 HENDERSON COUNTY TX 11980 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 215 HIDALGO COUNTY TX 32580 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 217 HILL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 219 HOCKLEY COUNTY TX 30220 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 221 HOOD COUNTY TX 24180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 223 HOPKINS COUNTY TX 44860 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 225 HOUSTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 227 HOWARD COUNTY TX 13700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 229 HUDSPETH COUNTY TX 21340 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 231 HUNT COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 233 HUTCHINSON COUNTY TX 14420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 235 IRION COUNTY TX 41660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 237 JACK COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 239 JACKSON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 241 JASPER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 243 JEFF DAVIS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 245 JEFFERSON COUNTY TX 13140 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 247 JIM HOGG COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 249 JIM WELLS COUNTY TX 10860 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 251 JOHNSON COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 253 JONES COUNTY TX 10180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 255 KARNES COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 257 KAUFMAN COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 259 KENDALL COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 261 KENEDY COUNTY TX 28780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 263 KENT COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 265 KERR COUNTY TX 28500 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 267 KIMBLE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 269 KING COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 271 KINNEY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 273 KLEBERG COUNTY TX 28780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 275 KNOX COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 277 LAMAR COUNTY TX 37580 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 279 LAMB COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 281 LAMPASAS COUNTY TX 28660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 283 LA SALLE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 285 LAVACA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 287 LEE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 289 LEON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 291 LIBERTY COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 293 LIMESTONE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 295 LIPSCOMB COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 297 LIVE OAK COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 299 LLANO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 301 LOVING COUNTY TX 37780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 303 LUBBOCK COUNTY TX 31180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 305 LYNN COUNTY TX 31180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 307 MCCULLOCH COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 309 MCLENNAN COUNTY TX 47380 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 311 MCMULLEN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 313 MADISON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 315 MARION COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 317 MARTIN COUNTY TX 33260 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 319 MASON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 321 MATAGORDA COUNTY TX 13060 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 323 MAVERICK COUNTY TX 20580 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 325 MEDINA COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 327 MENARD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 329 MIDLAND COUNTY TX 33260 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 331 MILAM COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 333 MILLS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 335 MITCHELL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 337 MONTAGUE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 339 MONTGOMERY COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 341 MOORE COUNTY TX 20300 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 343 MORRIS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 345 MOTLEY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 347 NACOGDOCHES COUNTY TX 34860 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 349 NAVARRO COUNTY TX 18620 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 351 NEWTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 353 NOLAN COUNTY TX 45020 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 355 NUECES COUNTY TX 18580 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 357 OCHILTREE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 359 OLDHAM COUNTY TX 11100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 361 ORANGE COUNTY TX 13140 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 363 PALO PINTO COUNTY TX 33420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 365 PANOLA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 367 PARKER COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 369 PARMER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 371 PECOS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 373 POLK COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 375 POTTER COUNTY TX 11100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 377 PRESIDIO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 379 RAINS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 381 RANDALL COUNTY TX 11100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 383 REAGAN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 385 REAL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 387 RED RIVER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 389 REEVES COUNTY TX 37780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 391 REFUGIO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 393 ROBERTS COUNTY TX 37420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 395 ROBERTSON COUNTY TX 17780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 397 ROCKWALL COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 399 RUNNELS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 401 RUSK COUNTY TX 30980 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 403 SABINE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 405 SAN AUGUSTINE COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 407 SAN JACINTO COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 409 SAN PATRICIO COUNTY TX 18580 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 411 SAN SABA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 413 SCHLEICHER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 415 SCURRY COUNTY TX 43660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 417 SHACKELFORD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 419 SHELBY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 421 SHERMAN COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 423 SMITH COUNTY TX 46340 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 425 SOMERVELL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 427 STARR COUNTY TX 40100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 429 STEPHENS COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 431 STERLING COUNTY TX 41660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 433 STONEWALL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 435 SUTTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 437 SWISHER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 439 TARRANT COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 441 TAYLOR COUNTY TX 10180 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 443 TERRELL COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 445 TERRY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 447 THROCKMORTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 449 TITUS COUNTY TX 34420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 451 TOM GREEN COUNTY TX 41660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 453 TRAVIS COUNTY TX 12420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 455 TRINITY COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 457 TYLER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 459 UPSHUR COUNTY TX 30980 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 461 UPTON COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 463 UVALDE COUNTY TX 46620 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 465 VAL VERDE COUNTY TX 19620 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 467 VAN ZANDT COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 469 VICTORIA COUNTY TX 47020 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 471 WALKER COUNTY TX 26660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 473 WALLER COUNTY TX 26420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 475 WARD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 477 WASHINGTON COUNTY TX 14780 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 479 WEBB COUNTY TX 29700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 481 WHARTON COUNTY TX 20900 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 483 WHEELER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 485 WICHITA COUNTY TX 48660 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 487 WILBARGER COUNTY TX 46900 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 489 WILLACY COUNTY TX 39700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 491 WILLIAMSON COUNTY TX 12420 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 493 WILSON COUNTY TX 41700 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 495 WINKLER COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 497 WISE COUNTY TX 19100 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 499 WOOD COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 501 YOAKUM COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 503 YOUNG COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 505 ZAPATA COUNTY TX 49820 $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250
48 507 ZAVALA COUNTY TX $ 806,500 $ 1,032,650 $ 1,248,150 $ 1,551,250

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.
  1. 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.
  2. 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.
  3. 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 2025 zero‑down VA loan limit in Texas with partial entitlement?

The statewide one‑unit zero‑down threshold is $806,500 for partial entitlement. FHFA announced the 2025 baseline conforming loan limit of $806,500 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 2025 CLL announcement; FHFA 2025 county list.

  • With partial entitlement, the conforming loan limit—here, $806,500 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.
  1. 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.
  2. 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.
  3. 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 (2025) Texas High‑Cost Adjustments? Zero‑Down Threshold (Partial Entitlement)
Texas (all counties) $806,500 No $806,500
Designated high‑cost U.S. counties Higher than baseline Not applicable to Texas Varies by county

Closing note: FHFA’s 2025 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 2025 CLL announcement; FHFA 2025 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.
  1. 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.
  2. Compute the difference between your loan amount and $806,500 (Texas one‑unit). Multiply that difference by 25% to estimate a worst‑case down payment if remaining entitlement is minimal or zero.
  3. 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 $806,500 $93,500 $23,375
$1,000,000 $806,500 $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.
  1. 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.
  2. 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.
  3. 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.
  1. 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.
  2. 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.
  3. 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.
  1. 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.
  2. 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.
  3. 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 2025 zero‑down threshold is $806,500; 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

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 2025 Texas VA zero‑down limit with partial entitlement?

It’s $806,500 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 $806,500. 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 2025 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.

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