Loan Entitlement Calculator

Calculate your available VA loan entitlement and determine your maximum borrowing power

Introduction & Importance of VA Loan Entitlement

The VA Loan Entitlement is one of the most powerful benefits available to veterans, active-duty service members, and eligible surviving spouses. This benefit, guaranteed by the U.S. Department of Veterans Affairs, allows qualified borrowers to purchase homes with no down payment, no private mortgage insurance (PMI), and competitive interest rates.

Understanding your VA loan entitlement is crucial because it determines how much you can borrow without making a down payment. The entitlement amount represents the portion of your loan that the VA guarantees to repay to the lender if you default. This guarantee is what enables lenders to offer such favorable terms to veterans.

There are two types of VA loan entitlement:

1. Basic Entitlement: This is $36,000 for most veterans, which typically allows you to borrow up to $144,000 without a down payment (since the VA guarantees 25% of the loan amount).
2. Bonus Entitlement: Also called second-tier entitlement, this allows veterans to borrow above $144,000 up to the conforming loan limit in their county (typically $726,200 in most areas, higher in expensive housing markets).

For loans above the county limit, veterans can still use their VA benefit but may need to make a down payment for the amount exceeding the limit. The calculator above helps you determine exactly how much entitlement you have available based on your service history and previous VA loan usage.

How to Use This VA Loan Entitlement Calculator

Our interactive calculator provides a step-by-step breakdown of your VA loan entitlement. Follow these instructions to get the most accurate results:

1. Select Your Service Status
   • Active Duty: Currently serving in the military
   • Veteran: Honorably discharged from service
   • Reservist/National Guard: Serving in reserves or National Guard (6+ years typically required)
   • Surviving Spouse: Spouse of a service member who died in service or from service-connected disabilities
2. Enter Length of Service
   • Active duty: Typically need 90+ days of continuous service during wartime or 181+ days during peacetime
   • Reservists/National Guard: Usually require 6+ years of service
   • The calculator defaults to 36 months (3 years), which satisfies most eligibility requirements
3. Previous VA Loan Usage
   • No: If you’ve never used your VA loan benefit
   • Yes: If you currently have an active VA loan
   • Yes, but entitlement restored: If you’ve paid off a previous VA loan and had your entitlement restored

   If you select “Yes,” you’ll need to enter your previous loan amount to calculate remaining entitlement.

4. Property Location
   • Standard County Limit: Most U.S. counties have a $726,200 limit for 2024
   • High-Cost County: Some expensive areas (like parts of California, Hawaii, or New York) have higher limits up to $1,089,300

   You can check your county’s specific limit on the VA’s official loan limits page.

5. Down Payment Amount
   • Enter $0 if you want to see your maximum no-down-payment loan amount
   • Enter a specific amount to see how it affects your maximum loan potential
   • Even small down payments can significantly increase your maximum loan amount when purchasing above county limits
6. Review Your Results

   The calculator will display:

   • Your basic entitlement amount ($36,000 for most veterans)
   • Your available bonus entitlement (up to 25% of the county limit)
   • Total entitlement available for your use
   • Maximum loan amount with no down payment
   • Maximum loan amount with your specified down payment
   • Remaining entitlement after purchase (important for future VA loan use)

VA Loan Entitlement Scenarios

Scenario	Basic Entitlement	Bonus Entitlement	Max Loan (No Down)	County Limit
First-time user, standard county	$36,000	$144,000	$726,200	$726,200
First-time user, high-cost county	$36,000	$237,325	$1,089,300	$1,089,300
Used $200k entitlement previously	$0	$126,550	$506,200	$726,200
Restored entitlement, standard county	$36,000	$144,000	$726,200	$726,200

VA Loan Entitlement Formula & Methodology

The VA loan entitlement calculation follows specific formulas established by the Department of Veterans Affairs. Here’s the detailed methodology our calculator uses:

1. Basic Entitlement Calculation

Most eligible veterans receive $36,000 in basic entitlement. This amount is guaranteed by the VA and represents 25% of a $144,000 loan (the original maximum VA loan amount before bonus entitlement was introduced).

Formula:

Basic Entitlement = $36,000 (for most eligible veterans)

2. Bonus (Second-Tier) Entitlement

The bonus entitlement allows veterans to borrow above $144,000 up to the conforming loan limit for their county. The VA guarantees 25% of the county limit minus the basic entitlement.

Formula:

Bonus Entitlement = (County Limit × 0.25) - Basic Entitlement

For standard counties ($726,200 limit in 2024):

Bonus Entitlement = ($726,200 × 0.25) - $36,000 = $144,550

3. Total Entitlement Available

This is the sum of your basic and bonus entitlement, representing the total amount the VA will guarantee.

Formula:

Total Entitlement = Basic Entitlement + Bonus Entitlement

4. Maximum Loan Amount (No Down Payment)

Since the VA guarantees 25% of the loan, lenders will typically loan up to 4 times your available entitlement without requiring a down payment.

Formula:

Max Loan (No Down) = Total Entitlement × 4

However, this cannot exceed the county loan limit. In standard counties:

Max Loan (No Down) = MIN(Total Entitlement × 4, County Limit)

5. Maximum Loan Amount (With Down Payment)

When borrowing above the county limit or when you have reduced entitlement from previous use, you can still use your VA benefit by making a down payment. The down payment covers the difference between the loan amount and the VA’s guarantee.

Formula:

Max Loan (With Down) = (Total Entitlement × 4) + (Down Payment × 4)

This formula works because the VA guarantees 25% of the loan amount, so every $1 of entitlement allows you to borrow $4, and every $1 of down payment similarly allows you to borrow $4 more.

6. Remaining Entitlement After Purchase

If you don’t use your full entitlement, you may have remaining entitlement available for future VA loans. This is calculated by subtracting the entitlement used in the current loan from your total available entitlement.

Formula:

Remaining Entitlement = Total Entitlement - (Loan Amount × 0.25)

For example, if you have $180,550 total entitlement and buy a $500,000 home:

Remaining Entitlement = $180,550 - ($500,000 × 0.25) = $180,550 - $125,000 = $55,550

7. Special Cases and Adjustments

• Previous Loan Not Paid Off: If you have an existing VA loan, your available entitlement is reduced by 25% of the outstanding balance.
• Restored Entitlement: If you’ve paid off a previous VA loan and sold the property, you can have your entitlement restored to its full amount.
• Multiple VA Loans: In some cases, veterans can have more than one VA loan simultaneously if they have sufficient remaining entitlement.
• Jumbo Loans: For loans above county limits, the down payment requirement is typically 25% of the amount exceeding the limit.

VA Loan Entitlement Formulas by Scenario

Scenario	Formula	Example Calculation	Result
First-time user, standard county	($36,000 + (($726,200 × 0.25) – $36,000)) × 4	($36,000 + $144,550) × 4	$726,200
Used $200k entitlement previously	($0 + (($726,200 × 0.25) – $50,000)) × 4	($0 + $131,550) × 4	$526,200
High-cost county with $50k down	($36,000 + (($1,089,300 × 0.25) – $36,000)) × 4 + ($50,000 × 4)	($36,000 + $237,325) × 4 + $200,000	$1,309,300
Partial entitlement restoration	($18,000 + (($726,200 × 0.25) – $18,000)) × 4	($18,000 + $163,550) × 4	$726,200

Real-World VA Loan Entitlement Examples

To better understand how VA loan entitlement works in practice, let’s examine three detailed case studies with specific numbers and scenarios.

Case Study 1: First-Time Homebuyer in Standard County

Scenario: John is a veteran who served 4 years on active duty. He’s never used his VA loan benefit and wants to buy a home in Dallas County, Texas (standard county limit: $726,200). He has no down payment saved.

Calculator Inputs:

• Service Status: Veteran
• Length of Service: 48 months
• Previous VA Loan Use: No
• Property Location: Standard County Limit
• Down Payment: $0

Results:

• Basic Entitlement: $36,000
• Bonus Entitlement: $144,550
• Total Entitlement: $180,550
• Maximum Loan (No Down): $726,200
• Maximum Loan (With Down): $726,200
• Remaining Entitlement: $0 (if he uses full entitlement)

Analysis:

John can purchase a home up to $726,200 with no down payment. Since this is his first use of the VA benefit and he’s in a standard county, he has access to the full county limit. The VA will guarantee 25% of the loan amount ($180,550), which is exactly his total entitlement. If John buys a $726,200 home, he’ll use all his entitlement, but it can be restored when he pays off the loan.

Case Study 2: Veteran with Previous VA Loan in High-Cost County

Scenario: Sarah is a veteran who used $150,000 of her entitlement on a previous VA loan that she paid off and sold. She now wants to buy in Los Angeles County (high-cost limit: $1,089,300) and can make a $30,000 down payment.

Calculator Inputs:

• Service Status: Veteran
• Length of Service: 72 months
• Previous VA Loan Use: Yes, but entitlement restored
• Previous Loan Amount: $150,000
• Property Location: High-Cost County
• Down Payment: $30,000

Results:

• Basic Entitlement: $36,000
• Bonus Entitlement: $237,325
• Total Entitlement: $273,325
• Maximum Loan (No Down): $1,089,300
• Maximum Loan (With Down): $1,293,300
• Remaining Entitlement: Varies based on purchase price

Analysis:

Because Sarah had her entitlement restored after paying off her previous VA loan, she has full entitlement available again. In a high-cost county, this allows her to borrow up to the full county limit ($1,089,300) with no down payment. With her $30,000 down payment, she could potentially borrow up to $1,293,300. The down payment effectively increases her borrowing power by $4 for every $1 of down payment (since the VA guarantees 25% of the loan).

Case Study 3: Active Duty Member with Partial Entitlement

Scenario: Michael is on active duty with 24 months of service. He used $200,000 of his entitlement on a current VA loan (balance: $180,000). He wants to buy a second home in San Diego County (high-cost limit: $1,089,300) using his remaining entitlement and can make a $20,000 down payment.

Calculator Inputs:

• Service Status: Active Duty
• Length of Service: 24 months
• Previous VA Loan Use: Yes
• Previous Loan Amount: $200,000
• Property Location: High-Cost County
• Down Payment: $20,000

Results:

• Basic Entitlement: $0 (used in current loan)
• Bonus Entitlement: $137,325 ($273,325 total – $136,000 used)
• Total Entitlement Available: $137,325
• Maximum Loan (No Down): $549,300
• Maximum Loan (With Down): $749,300
• Remaining Entitlement: Would be $0 if he uses full available entitlement

Analysis:

Michael’s situation is more complex because he has an existing VA loan. His available entitlement is reduced by 25% of his current loan balance ($180,000 × 0.25 = $45,000 used from his bonus entitlement). This leaves him with $137,325 in available entitlement. With his $20,000 down payment, he can borrow up to $749,300 for a second home. This demonstrates how veterans can use their remaining entitlement to purchase additional properties while keeping their first VA loan.

VA Loan Entitlement Data & Statistics

The VA loan program has grown significantly over the years, with entitlement amounts and usage patterns changing to reflect housing market conditions and veteran needs. Here’s a comprehensive look at the data:

VA Loan Entitlement Limits Over Time (Standard Counties)

Year	Basic Entitlement	County Limit	Bonus Entitlement	Max Loan (No Down)	% Increase from Previous Year
2010	$36,000	$417,000	$70,250	$417,000	–
2015	$36,000	$417,000	$70,250	$417,000	0%
2020	$36,000	$510,400	$91,600	$510,400	22.4%
2021	$36,000	$548,250	$101,062.50	$548,250	7.4%
2022	$36,000	$647,200	$125,800	$647,200	18.0%
2023	$36,000	$726,200	$144,550	$726,200	12.2%
2024	$36,000	$726,200	$144,550	$726,200	0%

Key observations from the data:

• The basic entitlement has remained at $36,000 since 2010, representing 25% of the original $144,000 loan limit.
• County limits have increased significantly, especially from 2020-2023, reflecting rising home prices nationwide.
• The 2022 increase of 18% was the largest single-year jump in recent history, responding to the pandemic housing boom.
• Bonus entitlement increases directly with county limits, as it’s calculated as 25% of the county limit minus the basic entitlement.
• The maximum no-down-payment loan amount has nearly doubled since 2010, from $417,000 to $726,200.

VA Loan Usage Statistics by Veteran Demographics (2023 Data)

Demographic	% of VA Loans	Avg. Loan Amount	Avg. Entitlement Used	% Using Full Entitlement	Avg. Credit Score
Active Duty	28%	$320,000	$80,000	12%	710
Veterans	62%	$350,000	$87,500	18%	725
Reservists/National Guard	8%	$290,000	$72,500	8%	705
Surviving Spouses	2%	$280,000	$70,000	6%	715
First-Time Homebuyers	55%	$310,000	$77,500	9%	712
Repeat Buyers	45%	$380,000	$95,000	22%	730

Notable trends in VA loan usage:

• Veterans account for the majority (62%) of VA loans, followed by active duty members (28%).
• Repeat buyers tend to use more of their entitlement and borrow larger amounts than first-time buyers.
• Only about 15% of VA borrowers use their full entitlement, suggesting most could borrow more if needed.
• Credit scores for VA borrowers are generally high, with an overall average of 720.
• Surviving spouses represent a small but important segment of VA loan users.

For more detailed statistics, you can review the VA’s official loan guaranty report or the U.S. Housing Market Characteristics report from HUD.

Expert Tips for Maximizing Your VA Loan Entitlement

To get the most out of your VA loan benefit, follow these expert strategies:

1. Understand Your Full Entitlement
   • Most veterans don’t realize they have two layers of entitlement: basic ($36,000) and bonus (up to $144,550 in standard counties).
   • Your total entitlement is $180,550 in most areas, allowing you to borrow up to $726,200 with no down payment.
   • In high-cost areas, your entitlement could be even higher – up to $273,325, allowing loans up to $1,089,300 with no down payment.
2. Check Your County’s Loan Limit
   • Loan limits vary by county based on median home prices. Some counties have limits as high as $1,089,300.
   • Use the VA’s loan limit tool to find your county’s specific limit.
   • If you’re near a county border, buying in a higher-limit county could give you more borrowing power.
3. Consider a Down Payment for Higher-Priced Homes
   • For homes above your county limit, you’ll need a down payment of 25% of the difference between the purchase price and the county limit.
   • Example: In a $726,200 county, buying an $800,000 home would require a $18,950 down payment ($800,000 – $726,200 = $73,800 × 0.25).
   • Even small down payments can significantly increase your maximum loan amount.
4. Restore Your Entitlement After Paying Off a VA Loan
   • If you’ve paid off a previous VA loan and sold the property, you can apply to have your entitlement restored.
   • This allows you to use your VA benefit again for a new purchase with full entitlement.
   • To restore entitlement, submit VA Form 26-1880 to your regional VA loan center.
5. Use Your Remaining Entitlement for a Second VA Loan
   • If you have an existing VA loan but want to buy another home, you can use your remaining entitlement.
   • Example: If you used $50,000 of entitlement on your first home, you might have $130,550 remaining for a second purchase.
   • You’ll need to qualify for both mortgage payments with your lender.
6. Shop Around for VA-Savvy Lenders
   • Not all lenders are equally experienced with VA loans. Look for lenders who specialize in VA financing.
   • VA loans often have lower interest rates than conventional loans – in 2023, the average VA rate was 0.5% lower than conventional rates.
   • Some lenders offer additional benefits like reduced closing costs for VA loans.
7. Consider the VA’s Energy Efficient Mortgage Program
   • You can finance up to $6,000 in energy-efficient improvements into your VA loan without affecting your entitlement.
   • Eligible improvements include solar panels, insulation, energy-efficient windows, and HVAC systems.
   • This can increase your home’s value while keeping your loan amount within entitlement limits.
8. Understand the Funding Fee and Exemptions
   • The VA funding fee ranges from 1.25% to 3.3% of the loan amount, depending on your down payment and whether it’s your first VA loan.
   • Veterans with service-connected disabilities are exempt from the funding fee.
   • Surviving spouses of veterans who died in service or from service-connected disabilities are also exempt.
   • The funding fee can be financed into the loan amount, so it doesn’t require out-of-pocket payment.
9. Get Pre-Approved Before House Hunting
   • A VA loan pre-approval shows sellers you’re a serious buyer with financing secured.
   • In competitive markets, VA offers are sometimes viewed less favorably due to perceived appraisal delays – pre-approval helps counter this.
   • Pre-approval also helps you understand exactly how much you can borrow based on your entitlement and financial situation.
10. Consider a VA Streamline Refinance (IRRRL) Later
    • If interest rates drop after you purchase, you can refinance with a VA Interest Rate Reduction Refinance Loan (IRRRL).
    • IRRRLs require no appraisal, no income verification, and can often be done with no out-of-pocket costs.
    • This can help you lower your monthly payment without using additional entitlement.

Interactive VA Loan Entitlement FAQ

What exactly is VA loan entitlement and how does it work?

VA loan entitlement is the dollar amount the Department of Veterans Affairs guarantees to repay to your lender if you default on your mortgage. This guarantee is what allows lenders to offer VA loans with no down payment and no private mortgage insurance.

There are two types of entitlement:

1. Basic Entitlement: $36,000 for most veterans, which guarantees loans up to $144,000 (since the VA guarantees 25% of the loan amount).
2. Bonus Entitlement: Additional entitlement that allows you to borrow above $144,000 up to your county’s conforming loan limit. In most areas, this is $726,200 for 2024.

Your total entitlement is the sum of these two amounts. Lenders will typically loan up to 4 times your available entitlement without requiring a down payment, since the VA guarantees 25% of the loan.

For example, with $180,550 total entitlement (standard county), you can borrow up to $726,200 with no down payment because $180,550 × 4 = $726,200.

Can I use my VA loan entitlement more than once?

Yes, you can use your VA loan benefit multiple times under certain conditions:

1. After Paying Off a VA Loan: If you’ve paid off your previous VA loan and sold the property, you can have your full entitlement restored by submitting VA Form 26-1880 to your regional VA loan center.
2. With Remaining Entitlement: If you have an existing VA loan but haven’t used your full entitlement, you can use the remaining amount to purchase another home. For example, if you used $50,000 of entitlement on your first home, you might have $130,550 remaining for a second purchase.
3. One-Time Restoration: In some cases, you can have your entitlement restored one time to purchase another home while keeping your first VA loan, if you meet certain occupancy and financial requirements.

Important notes:

• You must qualify for both mortgage payments if you want to keep your first home and buy another with remaining entitlement.
• Some lenders may have overlays (additional requirements) for using remaining entitlement.
• Your total entitlement across all VA loans cannot exceed your county’s limit unless you make a down payment.

For the most current information on entitlement restoration, visit the VA’s entitlement page.

How does the VA loan entitlement work when buying in a high-cost area?

In high-cost counties where the conforming loan limit exceeds $726,200 (up to $1,089,300 in 2024), your VA loan entitlement works differently:

1. Increased Bonus Entitlement: Your bonus entitlement increases to cover 25% of the higher county limit. For a $1,089,300 county, this would be $272,325 – $36,000 = $236,325 in bonus entitlement.
2. Higher Maximum Loan Amount: With full entitlement, you can borrow up to the full county limit ($1,089,300) with no down payment.
3. Down Payment Requirements for Above-Limit Purchases: If you want to buy a home priced above your county’s limit, you’ll need to make a down payment equal to 25% of the difference between the purchase price and the county limit.

Example for a $1,200,000 home in a $1,089,300 county:

• County limit: $1,089,300
• Purchase price: $1,200,000
• Difference: $110,700
• Required down payment: $110,700 × 0.25 = $27,675
• VA-guaranteed portion: $1,089,300 × 0.25 = $272,325
• Total cash needed: $27,675 down payment

You can check your county’s specific limit using the VA’s loan limit tool. High-cost counties are typically in areas with elevated home prices like California, Hawaii, New York, and parts of Colorado and Washington.

What happens to my VA loan entitlement if I default on my mortgage?

If you default on your VA loan, several things happen with your entitlement:

1. Entitlement is Tied Up: The amount of entitlement you used for the defaulted loan remains unavailable until the VA resolves the claim with the lender.
2. VA Pays the Guarantee: The VA will pay the lender up to 25% of the loan amount (your entitlement) if the foreclosure doesn’t cover the balance.
3. Potential Debt to VA: If the foreclosure sale doesn’t cover the full loan amount, you may owe the difference to the VA (called a “compromise claim”).
4. Credit Impact: The foreclosure will significantly damage your credit score, typically by 100-160 points, and will remain on your credit report for 7 years.
5. Future VA Loan Eligibility:
   • You can still use your remaining entitlement for another VA loan if you have any left.
   • Some lenders may require a waiting period (typically 2 years) after a foreclosure before approving a new VA loan.
   • You’ll need to re-establish good credit and show financial responsibility.

If you’re facing financial difficulty with your VA loan, contact your loan servicer immediately to explore options like:

• Loan modification
• Repayment plan
• Forbearance
• VA’s special relief options for veterans

The VA has programs to help veterans avoid foreclosure. Visit VA’s foreclosure avoidance page for more information.

Can I use my VA loan entitlement to buy an investment property or second home?

The VA loan program is designed primarily for primary residences, but there are some specific situations where you might be able to use your entitlement for other property types:

Primary Residence Requirement

VA loans require that you certify you intend to occupy the property as your primary residence within a reasonable time (typically 60 days). This is a key difference from conventional loans that can be used for investment properties.

Possible Exceptions

1. Multi-Unit Properties (Up to 4 Units):
   • You can buy a 2-4 unit property with a VA loan if you live in one of the units as your primary residence.
   • This allows you to effectively purchase an investment property while satisfying the occupancy requirement.
   • Rental income from the other units can help you qualify for the loan.
2. Refinancing an Investment Property:
   • If you originally bought a home with a VA loan as your primary residence but later converted it to a rental, you can refinance it with a VA IRRRL (Streamline Refinance).
   • This doesn’t require re-certifying occupancy.
3. Using Remaining Entitlement:
   • If you have remaining entitlement after purchasing your primary residence, you might be able to use it to buy a second home.
   • You would need to qualify for both mortgages and meet occupancy requirements for the new property.
   • This is complex and not all lenders allow it.

What Doesn’t Qualify

• Pure investment properties that you don’t intend to occupy
• Vacation homes or second homes (unless using remaining entitlement under specific circumstances)
• Properties you plan to flip or sell quickly
• Rental properties where you won’t live in one of the units

Alternative Options

If you want to invest in real estate beyond what VA loans allow:

• Consider conventional financing for investment properties
• Use home equity from your primary residence (VA cash-out refinance or HELOC)
• Explore FHA loans for multi-unit properties (with occupancy requirements)
• Look into seller financing or private lending options

Always consult with a VA-savvy lender about your specific situation, as policies can vary and there may be creative solutions to meet your goals while complying with VA requirements.

How does divorce or separation affect my VA loan entitlement?

Divorce or separation can complicate VA loan entitlement issues, especially when a VA loan is involved in the marital property. Here’s what you need to know:

If You’re the Veteran

1. Keeping the Home:
   • If you keep the home with the VA loan, your entitlement remains tied up in that loan.
   • You can’t use that portion of entitlement for a new purchase unless you refinance to a non-VA loan or sell the home.
2. Ex-Spouse Keeps the Home:
   • If your ex-spouse keeps the home and assumes the VA loan, you may be able to have your entitlement restored.
   • This requires your ex-spouse to be a qualified veteran who substitutes their entitlement for yours, or for them to refinance into a non-VA loan.
   • If neither happens, your entitlement remains tied to the original loan.
3. Selling the Home:
   • If you sell the home and pay off the VA loan, you can apply to have your full entitlement restored.
   • Submit VA Form 26-1880 to your regional VA loan center after the loan is paid in full.

If You’re the Non-Veteran Spouse

1. Assuming the VA Loan:
   • Non-veteran spouses cannot typically assume a VA loan unless they are also an eligible veteran who can substitute their own entitlement.
   • Most lenders will require a refinance into a conventional loan if the veteran is removed from the mortgage.
2. Refinancing Options:
   • The non-veteran spouse would need to qualify for a new loan (conventional, FHA, etc.) to remove the veteran from the mortgage.
   • This can be challenging if the spouse doesn’t have strong credit or income.

Special Considerations

• Divorce Decree Provisions: The divorce decree should specify who is responsible for the VA loan. However, the VA isn’t bound by divorce decrees – the veteran remains responsible unless the loan is refinanced or paid off.
• Credit Impact: Late payments on the VA loan will affect both parties’ credit scores until the veteran is removed from the loan.
• Future VA Loan Use: The veteran’s entitlement remains tied to the original loan until it’s paid off or refinanced, which could limit their ability to use VA benefits for a new purchase.
• State Laws: Community property states may have different rules about mortgage responsibility after divorce.

Recommended Steps

1. Consult with a divorce attorney experienced in military benefits
2. Contact your regional VA loan center for guidance on entitlement restoration
3. Work with a VA-savvy lender to explore refinancing options
4. Consider selling the home if neither party can afford to keep it

For more information, review the VA’s home loan programs guide or consult with a VA-approved housing counselor.

What are the current VA loan entitlement limits for 2024?

The VA loan entitlement limits for 2024 are as follows:

Standard County Limits (Most of the U.S.)

• Basic Entitlement: $36,000
• Bonus Entitlement: $144,550
• Total Entitlement: $180,550
• Maximum Loan Amount (No Down Payment): $726,200

High-Cost County Limits

In designated high-cost areas, the limits are higher:

• Basic Entitlement: $36,000
• Bonus Entitlement: Up to $237,325 (varies by county)
• Total Entitlement: Up to $273,325
• Maximum Loan Amount (No Down Payment): Up to $1,089,300

County-Specific Limits

The VA publishes a complete list of county limits each year. Some examples for 2024:

County (State)	2024 Limit	Bonus Entitlement	Max Loan (No Down)
Los Angeles, CA	$1,089,300	$237,325	$1,089,300
Honolulu, HI	$1,089,300	$237,325	$1,089,300
New York, NY	$1,089,300	$237,325	$1,089,300
San Francisco, CA	$1,089,300	$237,325	$1,089,300
Denver, CO	$726,200	$144,550	$726,200
Austin, TX	$726,200	$144,550	$726,200
Seattle, WA	$777,150	$158,287.50	$777,150
Boston, MA	$847,000	$175,750	$847,000

Important Notes About Limits

• These limits apply to loans with no down payment. You can borrow above these limits with a down payment.
• The limits are based on the Federal Housing Finance Agency’s conforming loan limits.
• Limits are subject to change annually based on housing market conditions.
• Some lenders may have overlays (additional requirements) that could affect your maximum loan amount.
• For loans above the county limit, you’ll need to make a down payment equal to 25% of the difference between the purchase price and the county limit.

To find your specific county limit, use the VA’s official loan limit tool.