VA Loan Limits 2027: Full Entitlement, County Limits and Cash-Out
If you have full VA entitlement, there is no VA loan limit in 2027: VA removed county loan limits for veterans with full entitlement on loans closed on or after January 1, 2020, under the Blue Water Navy Vietnam Veterans Act of 2019. County limits still matter if part of your entitlement is tied up in a VA loan that has not been paid off. Those limits match FHFA’s conforming limits, $832,750 in most counties for 2026 and up to $1,249,125 in high-cost areas, and the 2027 figures are expected in late November 2026.
Below: how to tell which group you are in, how to work out your remaining entitlement, and what the rules mean for a VA cash-out refinance. Because VA sets no loan cap with full entitlement, the lender’s own approval decides how much you can borrow, so comparing VA lenders matters.
How we update this page: last updated October 30, 2026. We update it when FHFA announces the 2027 conforming limits, which VA uses for county limits, and whenever VA changes its entitlement guidance.
Is there a VA loan limit in 2027?
For anyone with full entitlement, no. VA’s loan limits page says: “Effective January 1, 2020, there are no county loan limits for Veterans with full VA home loan entitlement.” VA’s Circular 26-19-30 (November 15, 2019) put that change from the Blue Water Navy Vietnam Veterans Act of 2019 into effect for all loans closed on or after that date.
No limit does not mean any size loan. VA’s FAQ on the law says borrowers “still must qualify for a loan,” and VA.gov says the lender decides how much you can afford based on your credit history, income, debts and assets. VA does not require a minimum credit score, but some lenders do. On a purchase, the most VA will back is the lower of the appraised value and the price.
What full entitlement means
Entitlement is the amount VA promises to pay your lender if you don’t repay the loan. Your Certificate of Eligibility (COE) shows it. VA.gov explains the two common cases:
- Basic entitlement of $36,000 on your COE. You have full entitlement and no loan limit. For a loan above $144,000, VA guarantees up to 25% of the loan amount.
- Basic entitlement of $0. You have used your basic entitlement but still have bonus entitlement for a loan above $144,000. In this case the county limit applies.
Used entitlement comes back (is restored) when the home is sold or the VA loan is paid in full, according to VA’s loan limits page. If you still own a home with a VA loan on it and want to buy another, you are working with remaining entitlement.
When VA county loan limits still apply
County limits apply to veterans “who have previously used, and not restored, their VA home loan entitlement to purchase, refinance, or construct a home above $144,000,” in VA’s words. A common example: you kept your first VA-financed home as a rental and are buying again.
In those cases VA’s maximum guaranty is 25% of the county limit, minus the entitlement you have already used (Circular 26-19-30). The county limit caps what VA will guarantee rather than what you can borrow, and that guaranty shapes how much a lender will lend with no down payment.
VA loan limits by county for 2026 and 2027
VA does not publish its own county numbers. VA.gov says its limits “are the same as the Federal Housing Finance Agency (FHFA) limits” and tells you to use the one-unit limit even if the property has more than one unit. Some 2026 examples from FHFA’s county list:
| County | 2026 limit |
|---|---|
| Most U.S. counties | $832,750 |
| Denver County, CO | $862,500 |
| Santa Barbara County, CA | $941,850 |
| King County, WA | $1,063,750 |
| San Diego County, CA | $1,104,000 |
| Santa Clara County, CA | $1,249,125 |
Source: FHFA, Conforming Loan Limits for Calendar Year 2026, all counties.
The 2027 county limits will be FHFA’s 2027 limits. FHFA has not announced them yet; it announced the 2026 limits on November 25, 2025, and its practice is not to lower a county’s limit from one year to the next. Our conforming loan limit 2027 guide tracks the announcement.
How to calculate your remaining VA entitlement
VA.gov gives three steps:
- Find the entitlement you have already used. It is in the “Entitlement Charged” column of the prior loans table on your COE.
- Multiply the county’s one-unit limit by 0.25.
- Subtract step 1 from step 2. The result is your remaining bonus entitlement.
VA.gov adds that most lenders require your entitlement, down payment, or both to cover at least 25% of the loan, so multiplying your remaining entitlement by 4 gives the most most lenders would lend with no down payment.
Say you still own a home with a VA loan that has $100,000 of entitlement charged, and you want to buy in San Diego County:
| Step | Amount |
|---|---|
| County one-unit limit | $1,104,000 |
| 25% of the limit | $276,000 |
| Minus entitlement already used | −$100,000 |
| Remaining bonus entitlement | $176,000 |
| Most lenders’ maximum with no down payment (× 4) | $704,000 |
Calculated by LenderMatch using VA.gov’s method and FHFA’s 2026 San Diego County limit. The used entitlement is an assumption for illustration; lenders set their own requirements.
If the 2027 San Diego County limit comes in higher, the same math gives you more room. With full entitlement, none of this applies: you would skip straight to the lender’s own approval.
Can you borrow more than the VA loan limit?
Yes, with a down payment. VA.gov says that if you are able and willing to make one, you may be able to borrow more than the county limit with a VA-backed loan. The down payment fills the gap between your remaining entitlement and the 25% most lenders want covered. The lender still has to approve you for the larger loan.
VA loan limits and a VA cash-out refinance
The Blue Water Navy changes cover loans to “purchase, refinance (cash-out refi), or construct a home,” according to Circular 26-19-30. So with full entitlement, a VA cash-out refinance has no county limit either. VA’s own cap is on value: under 38 CFR 36.4306, the new loan cannot exceed 100% of the home’s reasonable value as VA determines it, and any part of the funding fee that would push it past 100% must be paid in cash at closing.
The funding fee on a cash-out refinance is 2.15% for first use and 3.3% after first use (rates effective April 7, 2023, per VA.gov). Veterans who receive VA compensation for a service-connected disability are among those exempt. Say your home in Santa Clara County, California appraises at $1,500,000 and you owe $800,000, with full entitlement:
| Funding fee | Base loan | Cash before closing costs |
|---|---|---|
| Exempt | $1,500,000 | $700,000 |
| 2.15% (first use) | $1,468,428 | $668,428 |
| 3.3% (after first use) | $1,452,081 | $652,081 |
Calculated by LenderMatch: base loan plus funding fee kept at or below 100% of the $1,500,000 value. Lenders may set lower maximums or limits on loan size. The property figures are assumptions for illustration.
Every one of those loans is above Santa Clara County’s $1,249,125 limit, which VA allows with full entitlement. If part of your entitlement were still in use, the county limit would cap VA’s guaranty, and a lender could offer less. VA also requires every cash-out refinance to pass a net tangible benefit test. Ready to see numbers? Start a VA cash-out refinance request, or compare the cost of borrowing against a HELOC in VA HELOC options.
Frequently asked questions
Is there a VA loan limit in 2027?
Not if you have full entitlement. VA removed county loan limits for veterans with full entitlement on loans closed on or after January 1, 2020. County limits still apply if you have used entitlement that has not been restored.
What is the VA loan limit for 2026?
With full entitlement, there is no VA limit. With remaining entitlement, VA uses FHFA’s 2026 one-unit conforming limit for the county: $832,750 in most counties and up to $1,249,125 in high-cost areas.
When will the 2027 VA county loan limits be released?
VA uses FHFA’s conforming loan limits, so the 2027 county limits arrive when FHFA announces them. FHFA announced the last three in late November (November 28, 2023, November 26, 2024 and November 25, 2025), effective January 1.
How do I know if I have full entitlement?
Check your Certificate of Eligibility (COE). VA says a COE showing basic entitlement of $36,000 means you have full entitlement. A COE showing $0 basic entitlement means you have bonus entitlement left, and county limits apply.
Do VA loan limits apply to a VA cash-out refinance?
The same rules apply. With full entitlement, there is no county limit on a cash-out refinance; VA caps the loan at 100% of the home’s value, including the funding fee. With partial entitlement, the county limit affects how much VA guarantees.
Does LenderMatch check my credit?
No. LenderMatch never pulls your credit. A lender you choose may check it, with your permission, when you apply.
See what VA lenders could offer on your equity →
Sources
- VA Home Loans (benefits.va.gov), “Loan Limits” (last updated May 26, 2025).
- VA.gov, “VA home loan entitlement and limits” (last updated August 12, 2025).
- VA Circular 26-19-30, “Updated Guidance for Blue Water Navy Vietnam Veterans Act of 2019” (November 15, 2019), and VA’s “Blue Water Navy Veterans Act Frequently Asked Questions.”
- VA.gov, “VA funding fee and loan closing costs” (rates effective April 7, 2023; page last updated October 5, 2026).
- 38 CFR 36.4306, Refinancing of mortgage or other lien indebtedness (eCFR, accessed October 30, 2026).
- FHFA, “FHFA Announces Conforming Loan Limit Values for 2026” (November 25, 2025), FAQs (updated November 2025) and Conforming Loan Limits for Calendar Year 2026, all counties.
Examples are illustrations, not offers or approvals. Last reviewed October 30, 2026.