2023 VA Loan Limits: How Much House Can You Buy with a VA Loan?

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 2023.

The new maximum loan guarantee is $726,200 in most counties, an increase of $79,000 from the previous loan limit. The loan limit is up to $1,089,300 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, 2023.

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 $726,200 for a one-unit house. But the limits in counties with high costs of living can go as high as $1,089,300 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 $726,200. 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 $726,200 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 $826,200 in a county with a loan limit of $726,200, 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.

2023 VA Loan Limits for High-Cost Counties

Below is the table for VA loan limits for a one-unit house for 2023. 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 $726,200. See below the table for the regional loan center’s physical and mailing addresses and contact information.

State County or Area 2023 VA Limit Regional Loan Center
Alaska Aleutians East Borough $1,089,300 Denver
Alaska Aleutians West Census Area $1,089,300 Denver
Alaska Anchorage Municipality $1,089,300 Denver
Alaska Bethel Census Area $1,089,300 Denver
Alaska Bristol Bay Borough $1,089,300 Denver
Alaska Denali Borough $1,089,300 Denver
Alaska Dillingham Census Area $1,089,300 Denver
Alaska Fairbanks North Star Borough $1,089,300 Denver
Alaska Haines Borough $1,089,300 Denver
Alaska Hoonah-Angoon Census Area $1,089,300 Denver
Alaska Juneau City and Borough $1,089,300 Denver
Alaska Kenai Peninsula Borough $1,089,300 Denver
Alaska Ketchikan Gateway Borough $1,089,300 Denver
Alaska Kodiak Island Borough $1,089,300 Denver
Alaska Kusilvak Census Area $1,089,300 Denver
Alaska Lake and Peninsula Borough $1,089,300 Denver
Alaska Matanuska-Susitna Borough $1,089,300 Denver
Alaska Nome Census Area $1,089,300 Denver
Alaska North Slope Borough $1,089,300 Denver
Alaska Northwest Arctic Borough $1,089,300 Denver
Alaska Petersburg Census Area $1,089,300 Denver
Alaska Prince of Wales-Hyder Census Area $1,089,300 Denver
Alaska Sitka City and Borough $1,089,300 Denver
Alaska Skagway Municipality $1,089,300 Denver
Alaska Southeast Fairbanks Census Area $1,089,300 Denver
Alaska Valdez-Cordova Census Area $1,089,300 Denver
Alaska Wrangell City and Borough $1,089,300 Denver
Alaska Yakutat City and Borough $1,089,300 Denver
Alaska Yukon-Koyukuk Census Area $1,089,300 Denver
California Alameda County $1,089,300 Phoenix
California Contra Costa County $1,089,300 Phoenix
California El Dorado County $1,089,300 Phoenix
California Los Angeles County $1,089,300 Phoenix
California Marin County $1,089,300 Phoenix
California Monterey County $915,400 Phoenix
California Napa County $1,017,750 Phoenix
California Orange County $1,089,300 Phoenix
California Placer County $763,600 Phoenix
California Sacramento County $763,600 Phoenix
California San Benito County $1,089,300 Phoenix
California San Diego County $977,500 Phoenix
California San Francisco County $970,800 Phoenix
California San Luis Obispo County $911,950 Phoenix
California San Mateo County 1,089,300 Phoenix
California Santa Barbara County $805,000 Phoenix
California Santa Clara County $1,089,300 Phoenix
California Santa Cruz County $1,089,300 Phoenix
California Sonoma County $861,350 Phoenix
California Ventura County $948,750 Phoenix
California Yolo County $763,600 Phoenix
Colorado Adams County $787,750 Denver
Colorado Arapahoe County $787,750 Denver
Colorado Boulder County $856,750 Denver
Colorado Broomfield County $787,750 Denver
Colorado Clear Creek County $787,750 Denver
Colorado Denver County $787,750 Denver
Colorado Douglas County $787,750 Denver
Colorado Eagle County $1,075,250 Denver
Colorado Elbert County $787,750 Denver
Colorado Garfield County $948,750 Denver
Colorado Gilpin County $787,750 Denver
Colorado Jefferson County $787,750 Denver
Colorado Park County $787,750 Denver
Colorado Pitkin County $948,750 Denver
Colorado Routt County $845,250 Denver
Colorado Summit County $953,350 Denver
Connecticut Fairfield County $726,200 Cleveland
District of Columbia District of Columbia $1,089,300 Roanoke
Florida Monroe County $874,000 St. Petersburg
Guam Guam $1,089,300 Phoenix
Hawaii Hawaii County $1,089,300 Phoenix
Hawaii Honolulu County $1,089,300 Phoenix
Hawaii Kalawao County $1,089,300 Phoenix
Hawaii Kauai County $1,089,300 Phoenix
Hawaii Maui County $1,089,300 Phoenix
Idaho Blaine County $740,600 Denver
Idaho Camas County $740,600 Denver
Idaho Teton $1,089,300 Denver
Maryland Calvert County $1,089,300 Roanoke
Maryland Charles County $1,089,300 Roanoke
Maryland Frederick County $1,089,300 Roanoke
Maryland Montgomery County $1,089,300 Roanoke
Maryland Prince George’s County $1,089,300 Roanoke
Massachusetts Dukes County $1,089,300 Cleveland
Massachusetts Essex County $828,000 Cleveland
Massachusetts Middlesex County $828,000 Cleveland
Massachusetts Nantucket County $1,089,300 Cleveland
Massachusetts Norfolk County $828,000 Cleveland
Massachusetts Plymouth County $828,000 Cleveland
Massachusetts Suffolk County $828,000 Cleveland
New Hampshire Rockingham County $828,000 Cleveland
New Hampshire Strafford County $828,000 Cleveland
New Jersey Bergen County $1,089,300 Cleveland
New Jersey Essex County $1,089,300 Cleveland
New Jersey Hudson County $1,089,300 Cleveland
New Jersey Hunterdon County $1,089,300 Cleveland
New Jersey Middlesex County $1,089,300 Cleveland
New Jersey Monmouth County $1,089,300 Cleveland
New Jersey Morris County $1,089,300 Cleveland
New Jersey Ocean County $1,089,300 Cleveland
New Jersey Passaic County $1,089,300 Cleveland
New Jersey Somerset County $1,089,300 Cleveland
New Jersey Sussex County $1,089,300 Cleveland
New Jersey Union County $1,089,300 Cleveland
New York Bronx County $1,089,300 Cleveland
New York Dutchess County $726,525 Cleveland
New York Kings County $1,089,300 Cleveland
New York Nassau County $1,089,300 Cleveland
New York New York County $1,089,300 Cleveland
New York Orange County $726,525 Cleveland
New York Putnam County $1,089,300 Cleveland
New York Queens County $1,089,300 Cleveland
New York Richmond County $1,089,300 Cleveland
New York Rockland County $1,089,300 Cleveland
New York Suffolk $1,089,300 Cleveland
New York Westchester County $1,089,300 Cleveland
Pennsylvania Pike County $1,089,300 Cleveland
Tennessee Cannon County $890,100 Atlanta
Tennessee Cheatham County $890,100 Atlanta
Tennessee Davidson County $890,100 Atlanta
Tennessee Dickson County $890,100 Atlanta
Tennessee Macon County $890,100 Atlanta
Tennessee Maury County $890,100 Atlanta
Tennessee Robertson County $890,100 Atlanta
Tennessee Rutherford County $890,100 Atlanta
Tennessee Smith County $890,100 Atlanta
Tennessee Sumner County $890,100 Atlanta
Tennessee Trousdale County $890,100 Atlanta
Tennessee Williamson County $890,100 Atlanta
Tennessee Wilson County $890,100 Atlanta
Utah Summit County $1,089,300 Denver
Utah Wasatch County $1,089,300 Denver
Virgin Islands St. Croix Island $1,089,300 St. Petersburg
Virgin Islands St. John Island $822,375 St. Petersburg
Virgin Islands St. Thomas Island $1,089,300 St. Petersburg
Virginia Alexandria City $1,089,300 Roanoke
Virginia Arlington County $1,089,300 Roanoke
Virginia Clarke County $1,089,300 Roanoke
Virginia Culpeper County $1,089,300 Roanoke
Virginia Fairfax City $1,089,300 Roanoke
Virginia Fairfax County $1,089,300 Roanoke
Virginia Falls Church City $1,089,300 Roanoke
Virginia FauquierCounty $1,089,300 Roanoke
Virginia Fredericksburg City $1,089,300 Roanoke
Virginia Loudoun County $1,089,300 Roanoke
Virginia Madison County $1,089,300 Roanoke
Virginia Manassas City $1,089,300 Roanoke
Virginia Manassas Park City $970,800 Roanoke
Virginia Prince William County $1,089,300 Roanoke
Virginia Rappahannock County $1,089,300 Roanoke
Virginia Spotsylvania County $1,089,300 Roanoke
Virginia Stafford County $1,089,300 Roanoke
Virginia Warren County $1,089,300 Roanoke
Washington King County $891,250 Denver
Washington Pierce $891,250 Denver
Washington Snohomish $977,500 Denver
West Virginia Jefferson $1,089,300 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.

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

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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