VA Loan Entitlement Calculator
VA Loan Entitlement Calculator
Enter the entitlement amount shown on your Certificate of Eligibility. Use $0 if this is your first VA loan.
Optional. Enter any voluntary down payment. Required down payment will be calculated automatically.
Enter Your Details
Select your state and county, enter your used entitlement from your COE and desired purchase price to see your VA loan entitlement, maximum loan amount, funding fee, and monthly payment estimate.
Important
This calculator is provided for general information only and is not financial, tax, or legal advice. Results are estimates and do not reflect your full circumstances, current rates, fees, or eligibility rules. Speak to a qualified professional before making a financial decision.
Calculate your VA loan entitlement, funding fee, and monthly payment with 2026 FHFA county limits
The VA home loan benefit is one of the most powerful financial tools available to eligible military members, veterans, reservists, and surviving spouses. Unlike conventional mortgages, a VA loan allows qualified borrowers to purchase a home with zero down payment, no private mortgage insurance (PMI), and competitive interest rates backed by the U.S. Department of Veterans Affairs. However, understanding how much entitlement you have available — and what that means for your maximum loan amount — can be confusing without the right tools. This VA Loan Entitlement Calculator takes the complexity out of the equation. Simply select your state and county, enter your used entitlement from your Certificate of Eligibility (COE), and input the desired purchase price. The calculator instantly computes your maximum VA guaranty based on current 2026 FHFA county conforming loan limits, your remaining entitlement, and the maximum loan amount you can obtain with zero down payment. VA entitlement works in two tiers. Basic entitlement — always $36,000 — covers loans up to $144,000. For loans above that threshold, which is essentially every home purchase today, bonus entitlement (also called second-tier or Tier 2 entitlement) kicks in. The total VA guaranty is 25% of the FHFA conforming loan limit for your county. In most U.S. counties, that limit is $806,500 for 2026, giving a total maximum guaranty of $201,625. In high-cost areas like Los Angeles, San Francisco, New York City, and Washington D.C., the limit rises to $1,209,750, resulting in a maximum guaranty of $302,437.50. If you have never used your VA loan benefit before — or if you have fully restored your entitlement after paying off a prior VA loan — you have full entitlement. Veterans with full entitlement have no VA-imposed loan limit. You can borrow as much as a lender will approve. County limits only apply to veterans with partial (reduced) entitlement, meaning they currently have an active VA loan that has not been paid off and the entitlement tied to that loan has not been restored. The VA funding fee is a one-time fee charged on most VA loans to sustain the program for future generations. Rates for 2026 range from 1.25% to 3.30% depending on your service category, whether it is your first VA loan use, and your down payment percentage. Importantly, veterans with a 10% or greater service-connected disability rating, Purple Heart recipients, and surviving spouses of veterans who died in service or from service-connected conditions are completely exempt from the funding fee. This exemption can save thousands of dollars. This calculator also estimates your full monthly PITI payment — principal and interest, property taxes, homeowners insurance, and HOA fees — so you can see the true cost of homeownership before you commit. It compares your VA loan terms side by side with a conventional 20% down payment loan so you can see exactly how much the VA benefit saves you upfront and monthly. Use the amortization schedule to view the year-by-year or month-by-month breakdown of principal, interest, and remaining balance. Export results to CSV for easy sharing with a VA-approved lender. Whether you are a first-time VA loan user, exploring a second VA loan with remaining entitlement, or considering entitlement restoration after selling a prior home, this tool covers every scenario.
Understanding VA Loan Entitlement
What Is VA Loan Entitlement?
VA entitlement is the dollar amount the Department of Veterans Affairs guarantees to repay a lender if you default on your VA loan. This guaranty — typically 25% of the loan amount — is what allows lenders to offer VA loans with no down payment and no PMI. Entitlement comes in two tiers: Basic Entitlement of $36,000 (covering loans up to $144,000) and Bonus Entitlement equal to 25% of your county's FHFA conforming loan limit minus $36,000. Veterans with full entitlement have no loan limit imposed by the VA. The Certificate of Eligibility (COE) issued by the VA shows your entitlement amount and how much has been used by existing VA loans.
How Is Entitlement Calculated?
Maximum VA guaranty equals your county's FHFA conforming loan limit multiplied by 0.25. For example, in a standard county with a $806,500 limit, the max guaranty is $201,625. Remaining entitlement equals max guaranty minus any used entitlement shown on your COE. Maximum loan without a down payment equals remaining entitlement multiplied by 4. If your desired loan exceeds that amount, you must make a down payment equal to 25% of the difference — specifically, the difference between your desired loan amount and four times your remaining entitlement. The VA funding fee is calculated as a percentage of the base loan amount, using rates from 1.25% to 3.30% depending on loan type, down payment tier, and whether it is a first or subsequent use.
Why Does VA Entitlement Matter?
Understanding your entitlement determines how much home you can buy with zero down payment — one of the most significant financial benefits available to military families. Many veterans do not realize they have remaining entitlement after a partial payoff or are unaware they can have two active VA loans simultaneously if they have sufficient remaining entitlement. Knowing your entitlement also allows you to plan for entitlement restoration (which occurs when a prior VA loan is paid off and the sold property's entitlement is restored), enabling you to reuse the full benefit for future home purchases. Misunderstanding entitlement can lead veterans to make unnecessary down payments or miss out on the benefit entirely.
Limitations and Important Notes
This calculator uses representative 2026 FHFA county conforming loan limits. Actual limits for your specific county should be confirmed with the VA or a VA-approved lender, as limits can vary at the county level and are updated annually by the Federal Housing Finance Agency. The calculator's monthly payment estimate is an approximation. Actual property taxes, insurance premiums, and HOA fees will vary. The funding fee rates shown reflect 2026 VA guidelines and may change. Veterans with service-connected disability ratings, Purple Heart recipients, and surviving spouses should confirm their exemption status with a VA-approved lender or the VA directly. Entitlement restoration requires an application through the VA and is not automatic. The $4,000,000 maximum loan cap shown is a typical lender guideline, not a VA-imposed limit.
Reference Tables
Purchase Loans
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% | 2.15% | 3.30% |
| 5% – 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
Refinance Loans
| IRRRL (Streamline) | 0.50% |
| Cash-Out Refinance (First Use) | 2.15% |
| Cash-Out Refinance (Subsequent) | 3.30% |
Worked Examples
First-Time VA Loan User — Standard County
Max Guaranty = $806,500 × 0.25 = $201,625
Remaining Entitlement = $201,625 − $0 = $201,625
Max Loan Without Down Payment = $201,625 × 4 = $806,500
Since $450,000 < $806,500: Required Down Payment = $0
Funding Fee = $450,000 × 2.15% = $9,675 (financed into loan)
Total Loan = $459,675
Monthly P&I at 6.5% / 30 years ≈ $2,907
Second VA Loan with Partial Entitlement
Max Guaranty = $806,500 × 0.25 = $201,625
Remaining Entitlement = $201,625 − $100,000 = $101,625
Max Loan Without Down Payment = $101,625 × 4 = $406,500
Since $500,000 > $406,500: Down Payment = ($500,000 × 0.25) − $101,625 = $23,375
Base Loan = $500,000 − $23,375 = $476,625
Funding Fee (subsequent, < 5% down) = $476,625 × 3.30% = $15,729
How to Use This Calculator
Select Your Location and Loan Type
Choose your state and county from the dropdowns. The calculator automatically populates the correct 2026 FHFA county loan limit. Then select whether this is a purchase, IRRRL (streamline refinance), or cash-out refinance, as this affects the funding fee rate.
Enter Your Entitlement and Purchase Price
Enter the used entitlement amount shown on your Certificate of Eligibility (COE) — use $0 if this is your first VA loan. Then enter your desired purchase price. The calculator instantly shows your remaining entitlement, maximum loan without a down payment, and any required down payment if your loan exceeds the entitlement limit.
Set Your Service Category and Exemptions
Select your service category (Active Duty/Veteran, Reservist/Guard, or Surviving Spouse). Indicate whether this is your first or subsequent VA loan use, which affects the funding fee. Check the disability exemption box if you have a 10%+ service-connected disability rating, or the Purple Heart box if applicable — both zero out the funding fee.
Review Results and Export
Review your maximum loan amount, entitlement breakdown, funding fee, full PITI monthly payment, and VA vs. conventional comparison. Expand the amortization schedule to see year-by-year paydown. Export results to CSV or print for sharing with your VA-approved lender.
Frequently Asked Questions
What is the difference between basic entitlement and bonus entitlement?
Basic entitlement is the original $36,000 the VA guarantees on loans up to $144,000 — a figure that dates to when VA loans were first created. Since virtually all home purchases today exceed $144,000, bonus entitlement (also called Tier 2 or second-tier entitlement) comes into play. Bonus entitlement equals 25% of your county's FHFA conforming loan limit minus $36,000. Together, basic plus bonus entitlement equals 25% of your county loan limit — the maximum VA guaranty. For example, in a standard county with a $806,500 limit, total entitlement is $201,625 ($36,000 basic + $165,625 bonus).
What does 'no VA loan limit' mean for veterans with full entitlement?
Since 2020, veterans with full entitlement — meaning they have never used a VA loan, or they have fully restored their entitlement after paying off a prior VA loan — face no VA-imposed maximum loan amount. The VA will guarantee 25% of whatever the lender is willing to approve, regardless of the county's conforming loan limit. County limits only matter to veterans with partial (reduced) entitlement, i.e., those who still have an active, unpaid VA loan. Even with full entitlement, lenders apply their own qualifying standards for income, credit, and loan size.
How is the VA funding fee calculated and who is exempt?
The VA funding fee for 2026 ranges from 1.25% to 3.30% of the base loan amount. For purchase loans with no down payment, first-time users pay 2.15% and subsequent users pay 3.30%. Adding 5% down reduces the rate to 1.50% for all users; 10%+ down reduces it further to 1.25%. IRRRL (streamline refinance) loans carry a flat 0.50% fee. Cash-out refinances use the same schedule as purchase loans. Complete exemptions apply to: veterans with 10%+ service-connected disability rating, Purple Heart recipients, surviving spouses of veterans who died in service or from service-connected disability, and veterans eligible for disability compensation but receiving retirement pay instead.
Can I have two VA loans at the same time?
Yes. Veterans with remaining entitlement after a first VA loan can use that remaining entitlement to purchase a second property — often called a 'second VA loan with remaining entitlement.' This typically happens when a veteran purchases a new home at a new duty station while retaining their first VA-financed home as a rental. The second loan amount is limited to four times the remaining entitlement. If the purchase price exceeds the maximum loan allowed by the remaining entitlement, the veteran must make a down payment equal to 25% of the shortfall. Both properties must be owner-occupied primary residences at the time of purchase.
How does entitlement restoration work?
Entitlement restoration means getting your previously used VA entitlement back so you can reuse it for a new VA loan. Restoration occurs when you sell the VA-financed home and pay off the VA loan in full, or when another eligible veteran assumes your VA loan and substitutes their own entitlement. Restoration is not automatic — you must apply by submitting VA Form 26-1880 to your regional VA Loan Center, along with proof of the sale and loan payoff. Once restored, you have the full entitlement amount available again. This allows veterans to use their VA benefit multiple times throughout their lives, provided the previous loan is paid off.
What is a Certificate of Eligibility (COE) and how do I get one?
A Certificate of Eligibility (COE) is the document issued by the VA that confirms you meet the service requirements for a VA home loan and shows your available entitlement. Most VA-approved lenders can obtain your COE electronically through the VA's Automated Certificate of Eligibility system in seconds. You can also apply online at va.gov, by mail using VA Form 26-1880, or in person at a VA regional office. Your COE will show your entitlement code (indicating the basis for your eligibility), the amount of entitlement used, and your remaining entitlement. Always have your COE ready before beginning the VA home loan process, as lenders require it to proceed with a VA loan application.