VA Loans Above the County Limit
You can buy above the county loan limit with a VA loan — but if your remaining entitlement does not fully cover the loan, you will need a down payment. The rule is simple once you see it: 25% of the gap.
Full entitlement vs. partial entitlement
First, the distinction that decides everything. A veteran with full entitlement — typically one who has never used a VA loan, or who has repaid one in full and had entitlement restored — generally faces no VA loan limit at all and can buy with $0 down at any price the lender approves.
Partial entitlement is what you have when some of your entitlement is still tied up — most commonly because you still have an outstanding VA loan. In that case, the county loan limit comes back into play: the VA's guaranty on your new loan is limited, and if the price exceeds what your remaining entitlement supports, the difference has to be covered.
The 25%-of-the-gap rule
When your entitlement is partial and you buy above the county loan limit, the required down payment is 25% of the gap between the purchase price and the county loan limit. The VA guarantees 25% of the loan amount; the down payment covers the portion of that 25% your remaining entitlement cannot. Source: VA home loans, U.S. Department of Veterans Affairs (VA.gov).
Worked example: 25% of the gap
Illustrative numbers — your county limit and your remaining entitlement set your real figure:
County loan limit: $500,000
Purchase price: $600,000
Gap: $600,000 − $500,000 = $100,000
Required down payment: 25% × $100,000 = $25,000
The buyer brings $25,000, the loan covers the remaining $575,000, and the VA's guaranty plus the down payment together cover the lender's 25% requirement on the full price. If your remaining entitlement is larger, the gap — and the down payment — shrinks; if it is smaller, they grow.
What to do first: find your county's actual limit and your remaining entitlement before you shop. Those two numbers decide whether the limit even applies to you, and if it does, exactly what down payment to plan for.
Related tools
VA Entitlement Calculator
Work out your remaining entitlement and the price it supports.
Frequently asked questions
Is there a maximum VA loan amount?
For veterans with full entitlement, the VA does not impose a loan limit — the lender's approval decides. The county limit matters when entitlement is partial, because it caps the VA guaranty that remains.
What exactly is partial entitlement?
Entitlement that is partly used up, usually by an outstanding VA loan. Your Certificate of Eligibility shows how much basic entitlement you have used and what remains available.
How is the 25% down payment calculated?
Take the purchase price, subtract the county loan limit, and take 25% of the difference. That is the down payment when your remaining entitlement does not cover the gap. Your lender will compute it from your actual entitlement and limit.
Can I restore full entitlement?
Often, yes — for example, by selling the home and repaying the VA loan in full, or in some cases by refinancing into a non-VA loan. Restoration is not automatic; it has to be requested and approved.
Does the funding fee change on a high-balance VA loan?
The funding fee is based on service type, down payment, and first versus subsequent use — not on the loan amount. A down payment made for partial entitlement can also reduce the funding fee percentage in some cases.
What if I am buying in a high-cost county?
Some counties have higher VA loan limits than the standard conforming limit. Check your county's actual limit on the VA loan limits page before you assume the standard figure applies.
You work directly with Douglas — no call center, no hand-offs.
“Douglas did an excellent job from start to finish! I was buying my first home and didn't know the process, but Douglas made it easy and explained everything. He's quick to answer any questions and kept me up to date every step of the way. I would highly recommend Douglas to anyone looking to buy a home!”
— Jason Haglund, July 31, 2026
Have Douglas Review My Numbers
Buying above the county limit with partial entitlement? Douglas will compute your exact gap, your down payment, and whether restoring entitlement changes the picture.
Have Douglas Review My Numbers
or call (904) 517-4049
Equal Housing Opportunity. Mortgage services are provided by Douglas Wilkerson, Branch Manager and Mortgage Broker with Edge Home Finance Corporation. Loan programs, rates, eligibility, underwriting guidelines and availability are subject to change. All applications are subject to credit review, verification, property eligibility, applicable underwriting requirements and final approval. This website does not constitute a commitment to lend or a guarantee of financing.