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2022 VA Loan Limits: How Much House Can You Buy with a VA Loan?

The maximum guarantee for VA loans over $144,000 is up to 25% of the county loan limit. The lowest county limit is $647,200. This means that if your home costs more than $144,000, the VA will only guarantee 25% of the loan, up to the $647,200 limit or the limit for high-cost counties.
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va home loan limits

In 2020, the Department of Veterans Affairs eliminated loan limits for service members and veterans who had their full loan entitlements. For those who only have a partial entitlement, the loan limit increased in 2022.

The new maximum loan guarantee is $647,200 in most counties, an increase of $98,950 from the previous loan limit. The loan limit is higher in some high-cost counties. These higher loan limits vary by region and are listed later in this article.

The VA loan limits are the same as the conforming mortgage loan limits determined by the Federal Housing Finance Agency (FHFA) and the maximum limits for conforming mortgages acquired by Fannie Mae and Freddie Mac.

These new loan limits apply to all VA loans closed after January 1, 2022.

Read through this article to get a full understanding of VA loan limits, the maximum amount you can borrow without a down payment, which high-cost counties have higher limits and other information you may need to know to secure a VA loan.



What Full Entitlement Means

In 2020, the VA removed the loan limits for service members and veterans with a full loan entitlement remaining. You may have full entitlement if you meet one of the following three criteria:

  • You have never taken out a VA loan
  • You have repaid your VA loan in full and you have sold the house you purchased with it
  • You defaulted on a previous VA loan but you have paid back the VA in full

 

Importance of the VA Loan Limits

The VA loan limits aren’t necessarily a hard limit on how much house you can buy with a VA loan. The limits only apply to the portion of the loan the VA will guarantee.

The limits also apply to how much money qualified buyers can borrow without making a down payment. You can buy a more expensive home, but most lenders will require you to make a down payment to bring the borrowed amount in line with the guarantee limit.

In most counties, that limit is $647,200 for a one-unit house. But the limits in counties with high costs of living can go as high as $970,800 in high cost of living areas, such as some of the higher populated areas on both coasts and in some areas of Alaska and Hawaii.

 

VA Loan Limits and What Lenders Will Actually Lend

Most military members and veterans are eligible for a basic VA loan entitlement, which amounts to $36,000. Lenders will normally allow veterans to borrow up to four times the basic entitlement ($144,000) without a down payment, provided they have the income and credit to qualify for the loan and provided the property appraises for at least the purchase price. The VA will guarantee the full loan up to $144,000.

The maximum guarantee for VA loans over $144,000 is up to 25% of the county loan limit. The lowest county limit is $647,200. The high-cost county limits are listed in the table further down the article.

This means that if your home costs more than $144,000, the VA will only guarantee 25% of the loan, up to the $647,200 limit or the limit for high-cost counties. The guarantee makes these types of loans more attractive to the lender, which, in turn, may help the borrower obtain favorable loan rates.

How to Buy a House that Costs More than the Maximum VA Loan Guarantee

If you do not have your full entitlement and want to use the VA loan to buy a house that costs more than $144,000, you may need to put make a down payment on the loan. The amount of the down payment will depend on your lender’s policies, the cost of your home, the amount you are borrowing, your income, credit profile, debt-to-income ratio and other factors.

If you want to buy a home that costs more than the loan guarantee, you need to make a down payment, usually 25% of the amount above the VA loan limit.

For example, if you want to buy a home that costs $747,200 in a county with a loan limit of $647,200, you would likely need to make a $25,000 down payment (25% of $100,000, or the amount above the loan limit).

Larger down payment may be a good idea: You can always make a larger down payment if you have the available funds, and there are some benefits to doing so. For example, a larger down payment reduces your outstanding balance on your home, reduces your monthly payments and reduces the amount of interest you pay over the life of the loan.

Additional loan costs to consider: You still may need to come up with the VA loan funding fee, which the VA charges for guaranteeing your loan. However, the funding fee may be waived for some disabled veterans. Alternatively, you can often roll the funding fee into your loan.

 

Why You Would Use a VA Loan if Your Home Costs More than the VA Will Guarantee

There are several good reasons to apply for a VA loan. The first is that you may be able to buy a home with a lower down payment than you would with a conventional mortgage, unless you are willing to pay for private mortgage insurance (PMI), which may add a fairly substantial amount to your monthly payment.

Interest rates are another important factor in your decision. Because VA loans are guaranteed by the VA, they often have slightly lower interest rates than conventional loans (all things being equal, including credit score, income, assets, debt-to-income ratio, etc.).

That said, it pays to shop around. A mortgage is often the largest purchase you will ever make, and even a few decimal points on your interest rate can save you a substantial amount of money, or cost you thousands, over the life of your loan.

 

2022 VA Loan Limits for High-Cost Counties

Below is the table for VA loan limits for a one-unit house for 2022. The VA bases these amounts on the county median home values reported by the Federal Housing Administration.

Note: For all counties not listed below, the limit is $647,200. See below the table for the regional loan center’s physical and mailing addresses and contact information.

StateCounty or Area2022 VA LimitRegional Loan Center
AlaskaAleutians East Borough$970,800Denver
AlaskaAleutians West Census Area$970,800Denver
AlaskaAnchorage Municipality$970,800Denver
AlaskaBethel Census Area$970,800Denver
AlaskaBristol Bay Borough$970,800Denver
AlaskaDenali Borough$970,800Denver
AlaskaDillingham Census Area$970,800Denver
AlaskaFairbanks North Star Borough$970,800Denver
AlaskaHaines Borough$970,800Denver
AlaskaHoonah-Angoon Census Area$970,800Denver
AlaskaJuneau City and Borough$970,800Denver
AlaskaKenai Peninsula Borough$970,800Denver
AlaskaKetchikan Gateway Borough$970,800Denver
AlaskaKodiak Island Borough$970,800Denver
AlaskaKusilvak Census Area$970,800Denver
AlaskaLake and Peninsula Borough$970,800Denver
AlaskaMatanuska-Susitna Borough$970,800Denver
AlaskaNome Census Area$970,800Denver
AlaskaNorth Slope Borough$970,800Denver
AlaskaNorthwest Arctic Borough$970,800Denver
AlaskaPetersburg Census Area$970,800Denver
AlaskaPrince of Wales-Hyder Census Area$970,800Denver
AlaskaSitka City and Borough$970,800Denver
AlaskaSkagway Municipality$970,800Denver
AlaskaSoutheast Fairbanks Census Area$970,800Denver
AlaskaValdez-Cordova Census Area$970,800Denver
AlaskaWrangell City and Borough$970,800Denver
AlaskaYakutat City and Borough$970,800Denver
AlaskaYukon-Koyukuk Census Area$970,800Denver
CaliforniaAlameda County$970,800Phoenix
CaliforniaContra Costa County$970,800Phoenix
CaliforniaEl Dorado County$675,050Phoenix
CaliforniaLos Angeles County$970,800Phoenix
CaliforniaMarin County$970,800Phoenix
CaliforniaMonterey County$854,450Phoenix
CaliforniaNapa County$897,000Phoenix
CaliforniaOrange County$970,800Phoenix
CaliforniaPlacer County$675,050Phoenix
CaliforniaSacramento County$675,050Phoenix
CaliforniaSan Benito County$970,800Phoenix
CaliforniaSan Diego County$879,750Phoenix
CaliforniaSan Francisco County$970,800Phoenix
CaliforniaSan Luis Obispo County$805,000Phoenix
CaliforniaSan Mateo County$970,800Phoenix
CaliforniaSanta Barbara County$783,150Phoenix
CaliforniaSanta Clara County$970,800Phoenix
CaliforniaSanta Cruz County$970,800Phoenix
CaliforniaSonoma County$764,750Phoenix
CaliforniaVentura County$851,000Phoenix
CaliforniaYolo County$675,050Phoenix
ColoradoAdams County$684,250Denver
ColoradoArapahoe County$684,250Denver
ColoradoBoulder County$747,500Denver
ColoradoBroomfield County$684,250Denver
ColoradoClear Creek County$684,250Denver
ColoradoDenver County$684,250Denver
ColoradoDouglas County$684,250Denver
ColoradoEagle County$862,500Denver
ColoradoElbert County$684,250Denver
ColoradoGarfield County$856,750Denver
ColoradoGilpin County$684,250Denver
ColoradoJefferson County$684,250Denver
ColoradoPark County$684,250Denver
ColoradoPitkin County$856,750Denver
ColoradoRoutt County$678,500Denver
ColoradoSummit County$822,375Denver
ConnecticutFairfield County$695,750Cleveland
District of ColumbiaDistrict of Columbia$970,800Roanoke
FloridaMonroe County$710,700St. Petersburg
GuamGuam$970,800Phoenix
HawaiiHawaii County$970,800Phoenix
HawaiiHonolulu County$970,800Phoenix
HawaiiKalawao County$970,800Phoenix
HawaiiKauai County$970,800Phoenix
HawaiiMaui County$970,800Phoenix
IdahoBlaine County$648,600Denver
IdahoCamas County$648,600Denver
IdahoTeton$970,800Denver
MarylandCalvert County$970,800Roanoke
MarylandCharles County$970,800Roanoke
MarylandFrederick County$970,800Roanoke
MarylandMontgomery County$970,800Roanoke
MarylandPrince George’s County$970,800Roanoke
MassachusettsDukes County$970,800Cleveland
MassachusettsEssex County$770,500Cleveland
MassachusettsMiddlesex County$770,500Cleveland
MassachusettsNantucket County$970,800Cleveland
MassachusettsNorfolk County$770,500Cleveland
MassachusettsPlymouth County$770,500Cleveland
MassachusettsSuffolk County$770,500Cleveland
New HampshireRockingham County$770,500Cleveland
New HampshireStrafford County$770,500Cleveland
New JerseyBergen County$970,800Cleveland
New JerseyEssex County$970,800Cleveland
New JerseyHudson County$970,800Cleveland
New JerseyHunterdon County$970,800Cleveland
New JerseyMiddlesex County$970,800Cleveland
New JerseyMonmouth County$970,800Cleveland
New JerseyMorris County$970,800Cleveland
New JerseyOcean County$970,800Cleveland
New JerseyPassaic County$970,800Cleveland
New JerseySomerset County$970,800Cleveland
New JerseySussex County$970,800Cleveland
New JerseyUnion County$970,800Cleveland
New YorkBronx County$970,800Cleveland
New YorkDutchess County$726,525Cleveland
New YorkKings County$970,800Cleveland
New YorkNassau County$970,800Cleveland
New YorkNew York County$970,800Cleveland
New YorkOrange County$726,525Cleveland
New YorkPutnam County$970,800Cleveland
New YorkQueens County$970,800Cleveland
New YorkRichmond County$970,800Cleveland
New YorkRockland County$970,800Cleveland
New YorkSuffolk$970,800Cleveland
New YorkWestchester County$970,800Cleveland
PennsylvaniaPike County$970,800Cleveland
TennesseeCannon County$694,600Atlanta
TennesseeCheatham County$694,600Atlanta
TennesseeDavidson County$694,600Atlanta
TennesseeDickson County$694,600Atlanta
TennesseeMacon County$694,600Atlanta
TennesseeMaury County$694,600Atlanta
TennesseeRobertson County$694,600Atlanta
TennesseeRutherford County$694,600Atlanta
TennesseeSmith County$694,600Atlanta
TennesseeSumner County$694,600Atlanta
TennesseeTrousdale County$586,500Atlanta
TennesseeWilliamson County$694,600Atlanta
TennesseeWilson County$694,600Atlanta
UtahSummit County$970,800Denver
UtahWasatch County$970,800Denver
Virgin IslandsSt. Croix Island$970,800St. Petersburg
Virgin IslandsSt. John Island$822,375St. Petersburg
Virgin IslandsSt. Thomas Island$970,800St. Petersburg
VirginiaAlexandria City$970,800Roanoke
VirginiaArlington County$970,800Roanoke
VirginiaClarke County$970,800Roanoke
VirginiaCulpeper County$970,800Roanoke
VirginiaFairfax City$970,800Roanoke
VirginiaFairfax  County$970,800Roanoke
VirginiaFalls Church City$970,800Roanoke
VirginiaFauquierCounty$970,800Roanoke
VirginiaFredericksburg City$970,800Roanoke
VirginiaLoudoun County$970,800Roanoke
VirginiaMadison County$970,800Roanoke
VirginiaManassas City$970,800Roanoke
VirginiaManassas Park City$970,800Roanoke
VirginiaPrince William County$970,800Roanoke
VirginiaRappahannock County$970,800Roanoke
VirginiaSpotsylvania County$822,375Roanoke
VirginiaStafford County$970,800Roanoke
VirginiaWarren County$970,800Roanoke
WashingtonKing County$891,250Denver
WashingtonPierce$891,250Denver
WashingtonSnohomish$891,250Denver
West VirginiaJefferson$970,800Roanoke

Shop around to save thousands: As mentioned above, shaving a couple percentage points off your VA loan can save you thousands of dollars over the course of your loan. You can view our list of VA Loan providers to shop and compare interest rates.


VA Regional Loan Centers and Contact Information

Regional loan centers are not open to the public. You can contact a VA home loan representative at 1-877-827-3702, Monday-Friday between 8 a.m. and 6 p.m. EST. You can also contact the regional offices below by mail or email.

Atlanta Department of Veterans Affairs

VA Regional Loan Center

P.O. Box 100023, Decatur, GA 30031-7023

Construction and valuation: [email protected]

Loan Production: [email protected]

Cleveland Department of Veterans Affairs
VA Regional Loan Center
1240 East Ninth Street, Cleveland, OH 44199

Construction and valuation: [email protected]

Loan Production: [email protected]

Denver Department of Veterans Affairs
VA Regional Loan Center
Box 25126, Denver, CO 80225

Construction and valuation: [email protected]

Loan production: [email protected]

Houston Department of Veterans Affairs

VA Regional Loan Center

6900 Almeda Road, Houston, TX 77030-4200

Construction and Valuation: [email protected]

Loan production: [email protected]

Phoenix Department of Veterans Affairs
VA Regional Loan Center
3333 N. Central Avenue, Phoenix, AZ 85012-2402

Construction and valuation: C[email protected]

Loan production: [email protected]

Roanoke Department of Veterans Affairs
VA Regional Loan Center
210 Franklin Road, S.W., Roanoke, VA 24011

Construction and valuation: [email protected]

Loan production: [email protected]

St. Paul Department of Veterans Affairs
VA Regional Loan Center
1 Federal Drive, Ft. Snelling, St. Paul, MN 55111
Construction and valuation: [email protected]

Loan production: [email protected]

St. Petersburg Department of Veterans Affairs
VA Regional Loan Center
9500 Bay Pines Blvd., St. Petersburg, FL 33708
Construction and valuation: [email protected]

Loan production: [email protected]

USAA Disclosure: Use of the term “member” or “membership” refers to membership in USAA Membership Services and does not convey any legal or ownership rights in USAA. Restrictions apply and are subject to change. To join USAA, separated military personnel must have received a discharge type of “Honorable.” Eligible former dependents of USAA members may join USAA. Bank products provided by USAA Federal Savings Bank, Member FDIC and Equal Housing Lender NMLS ID 401058.

Equal Housing Opportunity

Equal Housing Opportunity. The Department of Veterans Affairs affirmatively administers the VA Home Loan Program by assuring that all Veterans are given an equal opportunity to buy homes with VA assistance. Federal law requires all VA Home Loan Program participants – builders, brokers and lenders offering housing for sale with VA financing – must comply with Fair Housing Laws and may not discriminate based on the race, color, religion, sex, handicap, familial status, or national origin of the Veteran.

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About Ryan Guina

Ryan Guina is The Military Wallet's founder. He is a writer, small business owner, and entrepreneur. He served over six years on active duty in the USAF and is a current member of the Illinois Air National Guard.

Ryan started The Military Wallet in 2007 after separating from active duty military service and has been writing about financial, small business, and military benefits topics since then. He also writes about personal finance and investing at Cash Money Life.

Ryan uses Personal Capital to track and manage his finances. Personal Capital is a free software program that allows him to track his net worth, balance his investment portfolio, track his income and expenses, and much more. You can open a free Personal Capital account here.

Featured In: Ryan's writing has been featured in the following publications: Forbes, Military.com, US News & World Report, Yahoo Finance, Reserve & National Guard Magazine (print and online editions), Military Influencer Magazine, Cash Money Life, The Military Guide, USAA, Go Banking Rates, and many other publications.

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  1. John thomas says

    I need to no how much I can borrow in sc and if I can have two homes one on the beach and one away from it

    • Ryan Guina says

      Hello John, How much you can borrow will depend many factors, including your income, how much you need to borrow, the price of the home, your debt to income ratio, your credit score, and other factors. Additionally, a VA Loan can only be used for a primary residence. It cannot be used for a vacation property, rental property, or commercial use property. So you would only be able to get a VA loan for the home you intend to live in most of the time. I recommend speaking with a mortgage broker to help you better understand how much you can borrow to buy a home. Best wishes.

  2. Thelma Williams says

    I understood that the VA entitlement can be used more than once to purchase a home, but the homes could not in the same county? Please advise if this has changed and when. Thank you.

  3. Keith Gumbinger says

    Even though great rates, no down payment and more can make buying a home a great idea for a veteran, there can be drawbacks, such as a short-ownership period. One risk is that active military personnel often don’t stay in one station for long, and the costs of acquiring and disposing of real estate are considerable – usually a couple percentages of the purchase price getting in, and six percent or more getting out.

    Unless home prices are rising quickly in your area or you’re certain you’ll stay put for perhaps five years, there is a risk that you will lose money by owning — and being able to rent a “”trailing”” property as an absentee landlord isn’t always a viable option.

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