VA Loan Limits for 2027: Not Announced Yet, Who They Apply To, and the 2026 County Figures

As of November 7, 2026, there is no 2027 VA loan limit table. VA does not set its own: VA Circular 26-25-10 says the county figure in the entitlement formula is the conforming loan limit the Federal Housing Finance Agency announces each year, "also known as Freddie Mac CLL." FHFA's conforming loan limit page still lists 2026 as the latest year. Its last five announcements came on November 25, 2025, November 26, 2024, November 28, 2023, November 29, 2022 and November 30, 2021, so the 2027 table is most likely about three weeks away. What is settled: the 2026 limits, the formula, the rule that the limits bind only borrowers with entitlement still in use, and the 2027 funding fee, which the statute already fixes.

Who the county limit applies to

Most VA borrowers have no loan limit at all. Public Law 116-23 rewrote 38 U.S.C. 3703(a)(1)(C) for loans guaranteed "on or after January 1, 2020": a veteran with full entitlement gets a guaranty of "25 percent of the loan," whatever its size. The lender still decides how much you can afford, and VA's loan-limits page answers "Does full entitlement mean I can get any size loan I want?" with "No," because income, credit and debts still count.

The county limit applies to a "covered veteran," which the statute defines as one "who has previously used entitlement" that "has not been restored." In military life that usually means one of two people: the member who kept the last home, VA loan still open, as a rental when PCS orders came, or the seller who let a non-veteran assume a VA loan. For them, section 3703(a)(1)(C)(ii) caps the guaranty at "25 percent of the Freddie Mac conforming loan limit," minus the entitlement already used.

Circular 26-25-10 spells out the rest. Use the one-unit limit even for a duplex or fourplex, because "the entitlement statute requires the use of the CLL applicable to a single-family residence." The limit "does NOT apply to IRRRLs," the streamline refinance. And lenders "often limit the total loan amount to four times the amount of the remaining entitlement" when there is no down payment.

The formula, step by step

1. 1Find the entitlement already used in the "Entitlement Charged" column of your Certificate of Eligibility.
2. 2Look up the one-unit limit for the county where the new home sits on FHFA's table.
3. 3Multiply that limit by 0.25.
4. 4Subtract step 1 from step 3. VA calls the result your remaining bonus entitlement.
5. 5Multiply by 4 for the largest loan most lenders make with no down payment.

Above that amount, VA's page says "your entitlement, down payment, or a combination of both" must cover "at least 25% of your total loan amount." Every $10,000.00 a county limit rises adds $2,500.00 of entitlement and $10,000.00 of zero-down borrowing, which is the whole effect the 2027 table will have.

2026 limits at major bases, with $100,000.00 of entitlement still in use

The 2026 one-unit baseline is $832,750.00, up 3.26 percent, and the ceiling for high-cost areas is $1,249,125.00, "150 percent of $832,750." Alaska, Hawaii, Guam and the U.S. Virgin Islands start at $1,249,125.00 by statute. Of the 3,239 counties and equivalents in FHFA's 2026 file, 164 sit above the baseline. The table reads the 2026 file for counties around large installations and applies the formula to a borrower with $100,000.00 charged, the entitlement on a $400,000.00 first loan.

What it means by grade: a San Diego PCS with the Eglin loan still open

Take a family that bought at Eglin with a $400,000.00 VA loan and keeps the house as a rental. In San Diego, the zero-down ceiling is $704,000.00. The table asks how big a loan 2026 BAH with dependents at San Diego (MHA CA038) pays at Freddie Mac's 30-year average of 7.18 percent for November 5, 2026, principal and interest only, and what down payment the county limit then forces. Taxes and insurance come out of the same BAH, so the loan column is a ceiling, not a budget. The funding fee is the subsequent-use rate, because this is the second VA loan.

Through O-3, the open Eglin loan costs nothing at closing in San Diego: the loan BAH supports fits under $704,000.00. At O-4 and O-5 it does not, and the down payment is a quarter of the loan minus the $176,000.00 of entitlement left. Check your own grade in the BAH calculator and your fee in the VA funding fee calculator.

The 2027 funding fee is already fixed

Unlike the limits, the 2027 fee needs no announcement. The table in 38 U.S.C. 3729 sets one schedule for loans "closed on or after April 7, 2023, and before June 9, 2034," so every 2027 closing uses it: 2.15 percent for a first purchase loan with less than 5 percent down, 3.30 percent for a later one, 1.50 percent with 5 percent down, 1.25 percent with 10 percent down, 0.50 percent for an IRRRL and for an assumption. Section 3729(c) charges no fee to a veteran "receiving compensation," to a qualifying surviving spouse, or to an active duty member who shows a Purple Heart by closing. The VA disability calculator shows whether a rating would put you in that group.

Rates and limits shown are 2026 BAH, the 2026 FHFA table and the statutory fee schedule as of November 7, 2026. Always verify with your finance office and your lender before making financial decisions. The VA loans page covers eligibility, and the PCS calculator the move itself.