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.
| State | County or Area | 2022 VA Limit | Regional Loan Center |
| Alaska | Aleutians East Borough | $970,800 | Denver |
| Alaska | Aleutians West Census Area | $970,800 | Denver |
| Alaska | Anchorage Municipality | $970,800 | Denver |
| Alaska | Bethel Census Area | $970,800 | Denver |
| Alaska | Bristol Bay Borough | $970,800 | Denver |
| Alaska | Denali Borough | $970,800 | Denver |
| Alaska | Dillingham Census Area | $970,800 | Denver |
| Alaska | Fairbanks North Star Borough | $970,800 | Denver |
| Alaska | Haines Borough | $970,800 | Denver |
| Alaska | Hoonah-Angoon Census Area | $970,800 | Denver |
| Alaska | Juneau City and Borough | $970,800 | Denver |
| Alaska | Kenai Peninsula Borough | $970,800 | Denver |
| Alaska | Ketchikan Gateway Borough | $970,800 | Denver |
| Alaska | Kodiak Island Borough | $970,800 | Denver |
| Alaska | Kusilvak Census Area | $970,800 | Denver |
| Alaska | Lake and Peninsula Borough | $970,800 | Denver |
| Alaska | Matanuska-Susitna Borough | $970,800 | Denver |
| Alaska | Nome Census Area | $970,800 | Denver |
| Alaska | North Slope Borough | $970,800 | Denver |
| Alaska | Northwest Arctic Borough | $970,800 | Denver |
| Alaska | Petersburg Census Area | $970,800 | Denver |
| Alaska | Prince of Wales-Hyder Census Area | $970,800 | Denver |
| Alaska | Sitka City and Borough | $970,800 | Denver |
| Alaska | Skagway Municipality | $970,800 | Denver |
| Alaska | Southeast Fairbanks Census Area | $970,800 | Denver |
| Alaska | Valdez-Cordova Census Area | $970,800 | Denver |
| Alaska | Wrangell City and Borough | $970,800 | Denver |
| Alaska | Yakutat City and Borough | $970,800 | Denver |
| Alaska | Yukon-Koyukuk Census Area | $970,800 | Denver |
| California | Alameda County | $970,800 | Phoenix |
| California | Contra Costa County | $970,800 | Phoenix |
| California | El Dorado County | $675,050 | Phoenix |
| California | Los Angeles County | $970,800 | Phoenix |
| California | Marin County | $970,800 | Phoenix |
| California | Monterey County | $854,450 | Phoenix |
| California | Napa County | $897,000 | Phoenix |
| California | Orange County | $970,800 | Phoenix |
| California | Placer County | $675,050 | Phoenix |
| California | Sacramento County | $675,050 | Phoenix |
| California | San Benito County | $970,800 | Phoenix |
| California | San Diego County | $879,750 | Phoenix |
| California | San Francisco County | $970,800 | Phoenix |
| California | San Luis Obispo County | $805,000 | Phoenix |
| California | San Mateo County | $970,800 | Phoenix |
| California | Santa Barbara County | $783,150 | Phoenix |
| California | Santa Clara County | $970,800 | Phoenix |
| California | Santa Cruz County | $970,800 | Phoenix |
| California | Sonoma County | $764,750 | Phoenix |
| California | Ventura County | $851,000 | Phoenix |
| California | Yolo County | $675,050 | Phoenix |
| Colorado | Adams County | $684,250 | Denver |
| Colorado | Arapahoe County | $684,250 | Denver |
| Colorado | Boulder County | $747,500 | Denver |
| Colorado | Broomfield County | $684,250 | Denver |
| Colorado | Clear Creek County | $684,250 | Denver |
| Colorado | Denver County | $684,250 | Denver |
| Colorado | Douglas County | $684,250 | Denver |
| Colorado | Eagle County | $862,500 | Denver |
| Colorado | Elbert County | $684,250 | Denver |
| Colorado | Garfield County | $856,750 | Denver |
| Colorado | Gilpin County | $684,250 | Denver |
| Colorado | Jefferson County | $684,250 | Denver |
| Colorado | Park County | $684,250 | Denver |
| Colorado | Pitkin County | $856,750 | Denver |
| Colorado | Routt County | $678,500 | Denver |
| Colorado | Summit County | $822,375 | Denver |
| Connecticut | Fairfield County | $695,750 | Cleveland |
| District of Columbia | District of Columbia | $970,800 | Roanoke |
| Florida | Monroe County | $710,700 | St. Petersburg |
| Guam | Guam | $970,800 | Phoenix |
| Hawaii | Hawaii County | $970,800 | Phoenix |
| Hawaii | Honolulu County | $970,800 | Phoenix |
| Hawaii | Kalawao County | $970,800 | Phoenix |
| Hawaii | Kauai County | $970,800 | Phoenix |
| Hawaii | Maui County | $970,800 | Phoenix |
| Idaho | Blaine County | $648,600 | Denver |
| Idaho | Camas County | $648,600 | Denver |
| Idaho | Teton | $970,800 | Denver |
| Maryland | Calvert County | $970,800 | Roanoke |
| Maryland | Charles County | $970,800 | Roanoke |
| Maryland | Frederick County | $970,800 | Roanoke |
| Maryland | Montgomery County | $970,800 | Roanoke |
| Maryland | Prince George’s County | $970,800 | Roanoke |
| Massachusetts | Dukes County | $970,800 | Cleveland |
| Massachusetts | Essex County | $770,500 | Cleveland |
| Massachusetts | Middlesex County | $770,500 | Cleveland |
| Massachusetts | Nantucket County | $970,800 | Cleveland |
| Massachusetts | Norfolk County | $770,500 | Cleveland |
| Massachusetts | Plymouth County | $770,500 | Cleveland |
| Massachusetts | Suffolk County | $770,500 | Cleveland |
| New Hampshire | Rockingham County | $770,500 | Cleveland |
| New Hampshire | Strafford County | $770,500 | Cleveland |
| New Jersey | Bergen County | $970,800 | Cleveland |
| New Jersey | Essex County | $970,800 | Cleveland |
| New Jersey | Hudson County | $970,800 | Cleveland |
| New Jersey | Hunterdon County | $970,800 | Cleveland |
| New Jersey | Middlesex County | $970,800 | Cleveland |
| New Jersey | Monmouth County | $970,800 | Cleveland |
| New Jersey | Morris County | $970,800 | Cleveland |
| New Jersey | Ocean County | $970,800 | Cleveland |
| New Jersey | Passaic County | $970,800 | Cleveland |
| New Jersey | Somerset County | $970,800 | Cleveland |
| New Jersey | Sussex County | $970,800 | Cleveland |
| New Jersey | Union County | $970,800 | Cleveland |
| New York | Bronx County | $970,800 | Cleveland |
| New York | Dutchess County | $726,525 | Cleveland |
| New York | Kings County | $970,800 | Cleveland |
| New York | Nassau County | $970,800 | Cleveland |
| New York | New York County | $970,800 | Cleveland |
| New York | Orange County | $726,525 | Cleveland |
| New York | Putnam County | $970,800 | Cleveland |
| New York | Queens County | $970,800 | Cleveland |
| New York | Richmond County | $970,800 | Cleveland |
| New York | Rockland County | $970,800 | Cleveland |
| New York | Suffolk | $970,800 | Cleveland |
| New York | Westchester County | $970,800 | Cleveland |
| Pennsylvania | Pike County | $970,800 | Cleveland |
| Tennessee | Cannon County | $694,600 | Atlanta |
| Tennessee | Cheatham County | $694,600 | Atlanta |
| Tennessee | Davidson County | $694,600 | Atlanta |
| Tennessee | Dickson County | $694,600 | Atlanta |
| Tennessee | Macon County | $694,600 | Atlanta |
| Tennessee | Maury County | $694,600 | Atlanta |
| Tennessee | Robertson County | $694,600 | Atlanta |
| Tennessee | Rutherford County | $694,600 | Atlanta |
| Tennessee | Smith County | $694,600 | Atlanta |
| Tennessee | Sumner County | $694,600 | Atlanta |
| Tennessee | Trousdale County | $586,500 | Atlanta |
| Tennessee | Williamson County | $694,600 | Atlanta |
| Tennessee | Wilson County | $694,600 | Atlanta |
| Utah | Summit County | $970,800 | Denver |
| Utah | Wasatch County | $970,800 | Denver |
| Virgin Islands | St. Croix Island | $970,800 | St. Petersburg |
| Virgin Islands | St. John Island | $822,375 | St. Petersburg |
| Virgin Islands | St. Thomas Island | $970,800 | St. Petersburg |
| Virginia | Alexandria City | $970,800 | Roanoke |
| Virginia | Arlington County | $970,800 | Roanoke |
| Virginia | Clarke County | $970,800 | Roanoke |
| Virginia | Culpeper County | $970,800 | Roanoke |
| Virginia | Fairfax City | $970,800 | Roanoke |
| Virginia | Fairfax County | $970,800 | Roanoke |
| Virginia | Falls Church City | $970,800 | Roanoke |
| Virginia | FauquierCounty | $970,800 | Roanoke |
| Virginia | Fredericksburg City | $970,800 | Roanoke |
| Virginia | Loudoun County | $970,800 | Roanoke |
| Virginia | Madison County | $970,800 | Roanoke |
| Virginia | Manassas City | $970,800 | Roanoke |
| Virginia | Manassas Park City | $970,800 | Roanoke |
| Virginia | Prince William County | $970,800 | Roanoke |
| Virginia | Rappahannock County | $970,800 | Roanoke |
| Virginia | Spotsylvania County | $822,375 | Roanoke |
| Virginia | Stafford County | $970,800 | Roanoke |
| Virginia | Warren County | $970,800 | Roanoke |
| Washington | King County | $891,250 | Denver |
| Washington | Pierce | $891,250 | Denver |
| Washington | Snohomish | $891,250 | Denver |
| West Virginia | Jefferson | $970,800 | Roanoke |
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: [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. 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.
Comments:
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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.
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.
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.
Joseph says
I would like to know if I’m qualified for a VA refinancing. I just enlisted in the National Guard.
Ryan Guina says
Joseph, here is an article that explains VA Loan Eligibility for Members of the Guard and Reserves. In most cases, you will need some active duty time to qualify, or you will need to have completed 6 years of service in the Guard before you are eligible for a VA Loan.