Texas VA Loan Limits 2026
There is no VA loan limit for Texas borrowers with full entitlement. With remaining entitlement, the 2026 $832,750 one-unit conforming figure is used in guaranty math, not as a borrowing cap. Here is how that differs from the Texas VLB's separate $832,750 maximum.
Texas borrowers with full VA entitlement have no VA loan limit. For borrowers with remaining entitlement, the 2026 $832,750 one-unit conforming figure is part of the guaranty calculation, not a maximum loan amount.
VA calculates available guaranty from 25% of that county figure minus entitlement already used. All 254 Texas counties use the same one-unit figure in 2026, and a borrower may still finance above it if the lender's required guaranty coverage is satisfied, including through a down payment when needed.
The workable amount still depends on the Certificate of Eligibility, lender underwriting, income, debts, assets, purchase price, and the property's appraised value.
Your Certificate of Eligibility is the starting point. It helps the lender determine whether you have full or remaining entitlement. Full entitlement has no VA loan limit. With remaining entitlement, VA starts with 25% of the one-unit county conforming loan limit and subtracts entitlement already used to calculate the available guaranty.
Texas VLB: the Texas Veterans Land Board runs a separate state home-loan program with a $832,750 maximum. It offers eligible Texas veterans fixed-rate financing with competitive low-interest rates and little or no down payment, subject to current VLB and participating-lender requirements.
Why it matters: the $832,750 county figure may affect the guaranty and down-payment calculation when entitlement remains, but it does not prohibit a larger loan. Qualification, purchase price, appraisal, and lender rules still control.
Key facts
- No loan limit for full-entitlement VA borrowers (Department of Veterans Affairs, post Blue Water Navy Vietnam Veterans Act of 2019)
- $832,750: one-unit county-limit input used for Texas remaining-entitlement calculations; it is not a borrowing cap
- $832,750: Texas VLB home loan maximum, raised in January 2026 to match the conforming limit
- Funding fee exemptions apply to specific borrowers identified by VA, including certain disability-compensation, surviving-spouse, pre-discharge-rating, and active-duty Purple Heart cases; confirm the exemption before relying on it
- Texas 50(a)(6): Kellibrooke does not advertise or estimate a VA-backed loan that removes equity from a Texas homestead under current Texas Attorney General Opinion KP-0183. VA purchase loans and otherwise eligible IRRRLs are separate transactions
- VA entitlement is reusable. It can be restored after a prior VA loan is paid off or after a sale
Federal VA vs Texas VLB at a glance
The two programs serve overlapping populations but are separate programs with different rules.
| Feature | Federal VA Loan | Texas VLB Home Loan |
|---|---|---|
| 2026 limit or input | No county loan limit with full entitlement; $832,750 one-unit input for remaining-entitlement guaranty math | $832,750 maximum |
| Down payment | May be $0 when guaranty coverage and all loan requirements are satisfied | Little or no down payment, subject to current VLB and participating-lender requirements |
| PMI / MI | None | None |
| Funding fee | Generally applies; VA identifies specific exemption categories | VLB-specific fees apply; check current program disclosures |
| Guarantor / funder | U.S. Department of Veterans Affairs (federal) | Texas General Land Office, funded by Texas general obligation bonds |
| Property types | Primary residence; single-family, VA-approved condos, up to 4 units owner-occupied | Primary residence in Texas; specific eligibility requirements |
| Equity-removal refinance in Texas | Not advertised or estimated by Kellibrooke under current AG Opinion KP-0183 | Subject to Texas 50(a)(6) restrictions |
| Citizenship / service requirement | Active duty, veterans, National Guard, Reserves, certain surviving spouses | Same plus Texas residency for VLB-specific benefits |
Background and context
VA loan limits were removed for full-entitlement borrowers by the Blue Water Navy Vietnam Veterans Act of 2019 (Pub.L. 116-23). Full entitlement now has no statutory county cap, although the borrower must still qualify and the lender must approve the loan based on the purchase price, appraisal, and underwriting.
Remaining entitlement works differently. VA determines the available guaranty by taking 25% of the one-unit county conforming loan limit and subtracting entitlement already used and not restored. A lender may require a down payment when that available guaranty does not provide its required coverage.
Every Texas county uses the 2026 baseline one-unit conforming figure of $832,750. That makes the input consistent statewide, but it does not turn $832,750 into a maximum VA loan amount. A borrower with remaining entitlement may still finance above that figure with sufficient qualification and any down payment the guaranty calculation requires.
The Texas Veterans Land Board (VLB) is a separate state program administered by the Texas General Land Office. It offers eligible Texas veterans fixed-rate home loans up to $832,750 with competitive low-interest rates and little or no down payment, subject to current VLB and participating-lender requirements. VLB does not refinance an existing loan and cannot be used as a down payment.
The VA funding fee is a one-time charge whose amount depends on the loan type, total loan amount, down payment, and whether the borrower has used the VA home-loan benefit before.
VA identifies several funding-fee exemptions, including borrowers receiving service-connected disability compensation; borrowers eligible for compensation but receiving retirement or active-duty pay instead; certain surviving spouses receiving Dependency and Indemnity Compensation; borrowers with a qualifying pre-discharge proposed or memorandum rating; and active-duty Purple Heart recipients. The exemption should be confirmed from current VA records before a borrower relies on it.
Texas-specific rule worth knowing: Kellibrooke does not advertise or estimate a VA-backed loan that removes equity from a Texas homestead. Current Texas Attorney General Opinion KP-0183 concludes that the federal guaranty is additional collateral prohibited by Section 50(a)(6)(H), and changing terms such as LTV does not cure that stated defect. A conventional 50(a)(6) loan is a separate cash-out path. See the Texas 50(a)(6) page for details.
Sources & methodology
All figures and the Texas VA cash-out treatment were verified against primary sources as of September 4, 2026. This page is reviewed quarterly and after any federal or state announcement that changes the underlying figures.
- U.S. Department of Veterans Affairs: VA Loan Limits
- U.S. Department of Veterans Affairs: Home Loan Eligibility and Entitlement Restoration
- U.S. Department of Veterans Affairs: Home Loans for Surviving Spouses
- U.S. Department of Veterans Affairs: Funding Fee and Closing Costs
- U.S. Department of Veterans Affairs: VA-Backed Cash-Out Refinance Overview
- GovInfo: 38 CFR §36.4306, Federal VA Refinancing Requirements
- Texas General Land Office: Veterans Home Loans (VLB program)
- Texas Constitution Article XVI, Section 50 (home-equity restrictions)
- Finance Commission of Texas: 7 TAC Chapter 153, including Section 153.8 on additional collateral
- Texas Attorney General Opinion KP-0183 (VA cash-out and the additional-collateral prohibition)
- Blue Water Navy Vietnam Veterans Act of 2019: Pub.L. 116-23 (removed VA loan limits for full-entitlement borrowers)
- Isakson-Roe Act of 2020: Pub.L. 116-315 (expanded VA funding fee waivers)
- FHFA 2026 Conforming Loan Limit announcement (used as the partial-entitlement reference)
Questions I get about Texas VA limits
What is VA full entitlement?
Full VA entitlement means VA loan limits do not cap the loan amount. Approval still depends on lender underwriting and the property's appraised value and purchase price. A Certificate of Eligibility helps the lender confirm the borrower's entitlement status.
What is VA partial entitlement?
Partial, or remaining, entitlement means some entitlement is already charged to another VA loan or has not been restored. VA calculates the available guaranty from 25% of the one-unit county conforming loan limit minus entitlement already used. In Texas, that 2026 input is $832,750 statewide. It is not a borrowing cap; a down payment may be needed if the available guaranty does not meet the lender's requirement.
Can I use my VA loan more than once?
Yes. VA entitlement may be restored after the prior VA loan is paid in full and the home is sold, or after a qualified veteran-transferee assumes the loan and substitutes entitlement. VA also permits a one-time restoration after the prior loan is paid in full while the borrower keeps the home. Borrowers who cannot restore full entitlement may still have remaining entitlement.
What's the difference between federal VA and Texas VLB?
The federal VA home loan benefit is a U.S. Department of Veterans Affairs guaranty. Texas VLB is a separate state program offering eligible Texas veterans fixed-rate home loans up to $832,750, with competitive low-interest rates and little or no down payment. VLB does not refinance an existing loan and cannot be used as a down payment; current VLB and participating-lender requirements still apply.
Do I have to pay the VA funding fee?
Many VA borrowers pay a one-time funding fee. The amount depends on the loan type, total loan amount, down payment, and whether the benefit is being used for the first time. VA lists exemptions for borrowers receiving disability compensation; borrowers eligible for compensation but receiving retirement or active-duty pay instead; certain surviving spouses receiving Dependency and Indemnity Compensation; borrowers with a qualifying pre-discharge proposed or memorandum rating; and active-duty Purple Heart recipients. Confirm the exemption before relying on it.
Can I get a VA jumbo loan in Texas?
Yes. With full entitlement, VA does not cap the loan amount. Approval for a larger VA loan still depends on lender underwriting, the purchase price, and the property's appraised value. With remaining entitlement, the lender may require a down payment based on the available guaranty.
Does Texas have any state-specific VA loan rules?
Kellibrooke does not advertise or estimate a VA-backed loan that removes equity from a Texas homestead. Texas Attorney General Opinion KP-0183 concludes that the federal VA guaranty is additional collateral prohibited by Article XVI, Section 50(a)(6)(H); reducing the loan to 80% LTV does not cure that stated defect. VA purchase loans and otherwise eligible IRRRLs are separate transactions. Any claimed exception requires transaction-specific advice from qualified Texas mortgage counsel and written lender and title-insurer confirmation.
Can a surviving spouse use VA entitlement?
A surviving spouse may qualify in circumstances defined by VA, including certain cases involving a veteran who died in service, from a service-connected disability, or after total disability, as well as a service member who is missing in action or a prisoner of war. Remarriage timing can affect eligibility. The spouse must obtain a Certificate of Eligibility, and lender qualification still applies.
How do I check my VA entitlement?
Request a Certificate of Eligibility (COE) through VA.gov, by mail using VA Form 26-1880, or through any VA-approved lender (most lenders can pull the COE electronically via WebLGY). The COE shows your basic entitlement, bonus entitlement, and any prior usage. I pull the COE on every VA file at the start.
What is the VA loan limit in Texas for 2026?
There is no VA loan limit in Texas for a borrower with full entitlement. For a borrower with remaining entitlement, VA uses the 2026 one-unit conforming figure of $832,750 in its guaranty calculation. That figure is the same in every Texas county, but it is not a maximum loan amount.
Is the max VA loan amount in Texas different by county?
No fixed VA maximum applies to full-entitlement borrowers. For remaining-entitlement calculations, all 254 Texas counties use the same 2026 one-unit conforming figure of $832,750. The county figure affects guaranty math; it is not a borrowing cap.
Can I buy a home in Austin above the VA loan limit in Texas?
Yes. With full entitlement, VA does not impose a county loan limit, although lender approval, purchase price, and appraised value still control the transaction. A borrower with remaining entitlement may also finance above $832,750, but the available guaranty calculation may cause the lender to require a down payment.
Does using my VA loan limit in Texas require a down payment?
VA financing may allow no down payment when the guaranty provides the coverage the lender requires, subject to qualification, purchase price, and appraisal. With remaining entitlement, the lender may require a down payment when the available guaranty is not enough. I calculate that from the Certificate of Eligibility before we set a budget.
How do I find out my max VA loan amount in Texas?
Start with your Certificate of Eligibility to confirm whether you have full or remaining entitlement. Then evaluate income, debts, assets, credit, the purchase price, the appraisal, and the lender's underwriting standards. Together those factors determine the workable loan amount; the county conforming figure alone does not.
Do VA loans have a limit with full entitlement?
No. With full entitlement there is no VA loan limit. The workable amount is still constrained by lender underwriting, the borrower's ability to repay, the purchase price, and the property's appraised value rather than a statutory county cap.
What is the max VA loan amount in Texas?
There is no fixed maximum VA loan amount in Texas for a borrower with full entitlement. With remaining entitlement, the 2026 one-unit conforming figure of $832,750 is an input to the available-guaranty calculation, not a borrowing cap. Qualification, purchase price, appraisal, and lender underwriting determine the workable amount.
How does VA entitlement affect your loan amount?
With full entitlement, VA does not impose a loan limit. With remaining entitlement, VA starts with 25% of the one-unit county conforming loan limit and subtracts entitlement already used to calculate the available guaranty. A lender may require a down payment if that guaranty does not provide the required coverage.
VA file? Let's pull the COE and run the numbers.
Send me your scenario. I'll calculate your entitlement, check your funding fee exemption status, and tell you exactly what you qualify for.