VA LOANS · FLORIDA
Does Your County Limit Matter for a VA Loan?
Many Florida veterans ask, “What is the VA loan limit in my county?” The answer depends on your entitlement. According to VA, if you have full entitlement, you do not have a VA loan limit. County limits come into play when you do not have full entitlement, for example when part of your benefit is still tied to an earlier VA loan.
Greg Hayden · 30+ years of mortgage experience · 25+ lenders
Have your Certificate of Eligibility handy? Call 561-777-7622 and Greg can help you read it and plan your purchase.
Full Entitlement Does Not Mean Unlimited Borrowing
With full entitlement, there is no VA-imposed cap on loan size. That does not mean a lender will approve any amount. Your lender still reviews credit, income, debts and assets, and the base purchase loan generally cannot exceed the lower of the appraised value or purchase price. An eligible financed VA funding fee may be added to the base loan.
In other words, your budget is set by your qualifying profile and the home’s appraisal, not by the county where you buy.
How the VA Guaranty Works
VA does not lend the money. It guarantees part of the loan to the lender. Your basic entitlement covers loans of up to $144,000. On larger loans, VA guarantees up to 25% of the loan amount. With full entitlement, that 25% guaranty is usually available, so the guaranty grows with the loan.
When a County Limit Applies
If you do not have full entitlement, VA calculates your remaining entitlement using your county’s one-unit loan limit from the Federal Housing Finance Agency (FHFA). The steps are: multiply the county limit by .25, then subtract the entitlement already used, which appears on your Certificate of Eligibility.
Most lenders want your entitlement, a down payment, or a combination of the two to cover at least 25% of the loan. If your remaining entitlement does not cover that, the lender may ask for a down payment on the difference. A down payment also lets you borrow above the county limit.
The 2026 Limit in South Florida
For 2026, the FHFA one-unit conforming loan limit is $832,750 in Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties. Monroe County, which includes the Keys, has a higher limit. You can confirm your own county on the FHFA’s website.
Illustration only, not a quote. The figures below apply VA’s formula to the $832,750 limit for a veteran who has $50,000 of entitlement already charged on their Certificate of Eligibility. Your own numbers will differ.
| Step | Amount |
|---|---|
| County one-unit limit | $832,750 |
| × .25 | $208,187.50 |
| Less entitlement already used (example) | − $50,000 |
| Remaining entitlement | $158,187.50 |
| × 4 (about the largest loan most lenders would make with no down payment) | about $632,750 |
Individual lenders may apply their own rules, so the real answer for your purchase can differ from this simple calculation.
Want your own numbers run? Request a conversation with Greg.
Do Not Overlook the VA Funding Fee
Limits are only part of the cost picture. VA charges a one-time funding fee, calculated as a percentage of the loan amount, not the purchase price. VA’s published rates for purchase loans, effective April 7, 2023, are:
| Down payment | First use | Subsequent use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% to less than 10% | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
Some borrowers are exempt, including veterans who receive VA compensation for a service-connected disability. Ask Greg whether the fee applies to you.
What to Bring to the Conversation
A copy of your Certificate of Eligibility, the price range you are considering, any down payment you plan to make, and a note on whether you have used your VA benefit before. If you do not have your certificate yet, Greg can walk you through requesting it.
Frequently Asked Questions
Is there a VA loan limit in Florida?
If you have full entitlement, VA says there is no VA loan limit. If you do not have full entitlement, VA uses the county’s one-unit limit to work out your remaining entitlement.
Do I need a down payment with a VA loan?
Not always. A lender may ask for one if your entitlement does not cover 25% of the loan you want to take.
Does the county limit cap the price of the home I can buy?
With full entitlement, no. The base purchase loan generally cannot exceed the lower of the appraised value or purchase price. An eligible financed VA funding fee may be added. The lender must still approve your credit, income, debts and assets.
Where do I find my entitlement?
Your Certificate of Eligibility shows your basic entitlement and the entitlement already charged. Greg can help you obtain it.
Ask Greg About Your VA Entitlement
Speak directly with Greg Hayden. Compare available lender options for your entitlement, price range and property.
Related Mortgage Resources
- VA loan options in Florida
- VA loan eligibility in Florida
- VA loan requirements for Florida veterans
- What affects your VA loan rate quote
- VA loan vs. FHA loan
- Florida jumbo loans
Official sources: VA: home loan entitlement and limits · VA: funding fee and closing costs · FHFA: 2026 conforming loan limits
General educational information, not a rate quote, loan approval or commitment to lend. Eligibility, loan terms, property requirements and program availability depend on the borrower, property, program and lender and can change. Mortgages Done Right Inc. is a mortgage brokerage. Company NMLS #1532755 · Gregory Hayden NMLS #332209. Equal Housing Opportunity.
