2019 VA Loan Limits – How Much House Can You Buy with a VA Loan?

VA Loan limits increased in 2019, only the second increase since 2006. The new maximum loan guarantee is $484,350 in most counties, an increase of $31,250 from the previous loan limits. 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…
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VA Loan Limits

VA Loan limits increased in 2019, only the second increase since 2006.

The new maximum loan guarantee is $484,350 in most counties, an increase of $31,250 from the previous loan limits. 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, 2019.

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.

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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 downpayment. 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 guaranty limit.

In most counties, that limit is $484,350. But the limits in high-cost counties can go as high as $726,525 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 & 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 4 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 guaranty the full loan up to $144,000.

The maximum guaranty for VA loans over $144,000 is up to 25 percent of the county loan limit. The lowest county limit is $424,100. The high-cost county limits are listed in the table further down the article. The VA will guarantee loans up to 25 percent of the loan amount.

This means that if your home costs more than $144,000, the VA will only guaranty 25% of the loan, up to the $424,100 limit, or the limit for high-cost counties. The guaranty 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 Max VA Loan Guaranty

If you 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 guaranty, you would need to make a downpayment, usually 25% of the amount above the VA Loan limit.

For example, if you want to buy a home that costs $584,350 in a county with a loan limit of $484,350, you would likely need to make a $25,000 downpayment (25% of $100,000, or the difference above the loan limit). This assumes you have the full remaining entitlement to your VA Loan. You may have to restore your VA Loan Entitlement if you have previously used your VA Loan.

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, some disabled veterans are eligible to have the funding fee waived. Alternatively, you can often roll the funding fee into your loan.

Why Use a VA Loan if Your Home Costs More than The VA Will Guarantee?

This is a great question and 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 downpayment than you would be able to buy with a conventional mortgage, unless you are willing to pay 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.

If you are interested in finding the best interest rates, you can view our list of VA Loan providers to shop and compare interest rates.

VA Loan Limits

2019 VA Loan Limits for High-Cost Counties

Below is the table for VA Loan limits for 2019. 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 $484,350. See below the table for the Regional Loan Center physical and mailing addresses and contact information.

StateCounty or Area2019 VA LimitRegional Loan Center
AlaskaAleutians East$726,525Denver
AlaskaAleutians West$726,525Denver
AlaskaBristol Bay$726,525Denver
AlaskaFairbanks North$726,525Denver
AlaskaKenai Peninsula$726,525Denver
AlaskaKetchikan Gateway$726,525Denver
AlaskaKodiak Island$726,525Denver
AlaskaKusilvak Census Area$726,525Denver
AlaskaLake and Peninsula$726,525Denver
AlaskaNorth Slope$726,525Denver
AlaskaNorthwest Arctic$726,525Denver
AlaskaPetersburg Census Area$726,525Denver
AlaskaPrince of Wales$726,525Denver
AlaskaSkagway Municipality$726,525Denver
AlaskaSoutheast Fairbanks$726,525Denver
AlaskaWrangell City Area$726,525Denver
AlaskaYakutat City$726,525Denver
CaliforniaContra Costa$726,525Phoenix
CaliforniaEl Dorado$552,000Phoenix
CaliforniaLos Angeles$726,525Phoenix
CaliforniaSan Benito$726,525Phoenix
CaliforniaSan Diego$690,000Phoenix
CaliforniaSan Francisco$726,525Phoenix
CaliforniaSan Luis Obispo$667,000Phoenix
CaliforniaSan Mateo$726,525Phoenix
CaliforniaSanta Barbara$625,500Phoenix
CaliforniaSanta Clara$726,525Phoenix
CaliforniaSanta Cruz$726,525Phoenix
ColoradoClear Creek$561,200Denver
ColoradoSan Miguel$625,500Denver
District of ColumbiaDistrict of Columbia$726,525Roanoke
FloridaMonroe$529,000St. Petersburg
MarylandAnne Arundel$517,500Roanoke
MarylandBaltimore City$517,500Roanoke
MarylandPrince George's$726,525Roanoke
MarylandQueen Anne's$517,500Roanoke
Mariana IslandsNorthern Island$524,400Honolulu
Mariana IslandsSaipan$529,000Honolulu
Mariana IslandsTinian$532,450Honolulu
New HampshireRockingham$688,850Cleveland
New HampshireStrafford$688,850Cleveland
New JerseyBergen$726,525Cleveland
New JerseyEssex$726,525Cleveland
New JerseyHudson$726,525Cleveland
New JerseyHunterdon$726,525Cleveland
New JerseyMiddlesex$726,525Cleveland
New JerseyMonmouth$726,525Cleveland
New JerseyMorris$726,525Cleveland
New JerseyOcean$726,525Cleveland
New JerseyPassaic$726,525Cleveland
New JerseySomerset$726,525Cleveland
New JerseySussex$726,525Cleveland
New JerseyUnion$726,525Cleveland
New YorkBronx$726,525Cleveland
New YorkDutchess$726,525Cleveland
New YorkKings$726,525Cleveland
New YorkNassau$726,525Cleveland
New YorkNew York$726,525Cleveland
New YorkOrange$726,525Cleveland
New YorkPutnam$726,525Cleveland
New YorkQueens$726,525Cleveland
New YorkRichmond$726,525Cleveland
New YorkRockland$726,525Cleveland
New YorkSuffolk$726,525Cleveland
New YorkWestchester$726,525Cleveland
North CarolinaCamden$625,500Atlanta
North CarolinaPasquotank$625,500Atlanta
North CarolinaPerquimans$625,500Atlanta
UtahSalt Lake$600,300Denver
Virgin IslandsSt. Croix$726,525St. Petersburg
Virgin IslandsSt. John$726,525St. Petersburg
Virgin IslandsSt. Thomas$726,525St. Petersburg
VirginiaAlexandria City$726,525Roanoke
VirginiaCharles City$535,900Roanoke
VirginiaColonial Heights$535,900Roanoke
VirginiaFairfax Independent City$726,525Roanoke
VirginiaFalls Church$726,525Roanoke
VirginiaHopewell City$535,900Roanoke
VirginiaKing and Queen$535,900Roanoke
VirginiaKing William$535,900Roanoke
VirginiaManassas Park$726,525Roanoke
VirginiaNew Kent$535,900Roanoke
VirginiaPetersburg City$535,900Roanoke
VirginiaPrince George$535,900Roanoke
VirginiaPrince William$726,525Roanoke
VirginiaRichmond Independent City$535,900Roanoke
West VirginiaJefferson$726,525Roanoke

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 interest rates, you can view our list of VA Loan providers to shop and compare interest rates.

VA Regional Loan Centers & Contact Information

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

Denver Department of Veterans Affairs
VA Regional Loan Center
155 Van Gordon Street
Lakewood, CO 80228
(Mailing Address: Box 25126, Denver, CO 80225)

Honolulu Department of Veterans Affairs
VA Regional Office
Loan Guaranty Division (26)
459 Patterson Rd.
Honolulu, HI 96819
*Note: This office is not technically a Regional Loan Center. However, they manage the VA Loan Guaranty program in Hawaii.

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

Roanoke Department of Veterans Affairs
VA Regional Loan Center
210 First Street
Roanoke, VA 24011
(Mailing Address: 116 N. Jefferson Street,Roanoke, VA 24016)

St. Paul Department of Veterans Affairs
VA Regional Loan Center
1 Federal Drive, Ft. Snelling.
St. Paul, MN 55111
(Mailing Address: P.O. Box 1437, St. Petersburg, FL 33731)

St. Petersburg Department of Veterans Affairs
VA Regional Loan Center
9500 Bay Pines Blvd.
St. Petersburg, FL 33708
(Mailing Address: P.O. Box 1437, St. Petersburg, FL 33731)

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 OpportunityEqual 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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