The Headline: $0 Down, No Limit
If you have full VA entitlement, there is no loan limit in 2026. You can buy at $400,000 or $1.4 million with zero down, as long as the lender approves the payment. That changed with the Blue Water Navy Act and it is still the rule today.
If you have partial entitlement (an active VA loan or a past VA loan loss), the zero-down cap follows the county limit, which is $832,750 for 2026 in our markets: Virginia Beach, Norfolk, Chesapeake, Currituck County, and Dare County are all standard-limit counties.
$0
Down payment with full entitlement, no loan limit
$832,750
2026 zero-down cap with partial entitlement (our counties)
$0
Private mortgage insurance. Ever.
The VA Funding Fee (2026 Rates)
The funding fee keeps the program running. It can be rolled into the loan, so most buyers never write a check for it. Current rates:
- Less than 5% down: 2.15% first use, 3.30% each use after
- 5 to 10% down: 1.50% first or subsequent use
- 10%+ down: 1.25% first or subsequent use
What Else Makes VA Loans Different
- No PMI, ever. Conventional buyers with less than 20% down pay monthly PMI. You don't.
- VA appraisal required. A VA-assigned appraiser checks the home meets Minimum Property Requirements. It protects you from buying a problem.
- Primary residence. The home has to be your primary residence, generally occupied within 60 days of closing.
- Seller concessions. Sellers can pay all your closing costs plus up to 4% in concessions. In negotiation, that's leverage.
State Programs That Stack With Your VA Loan
Virginia: $5,000 Community Heroes Grant
Virginia Housing offers a $5,000 gift (not a loan, a gift) for eligible first time buyers including active duty military and veterans. It goes toward down payment or closing costs. Free money on top of zero down.
North Carolina: $15,000 for Military Veterans
The NC Housing Finance Agency's 1st Home Advantage program offers $15,000 in down payment assistance for eligible military veterans, and it can be combined with a VA loan. It's structured as a deferred second mortgage that's forgiven over time.
Mistakes I See Military Buyers Make
- Waiting to call an agent until after pre-approval. Call both at once. I catch neighborhood and commute issues lenders never see.
- Assuming BAH equals budget. Taxes, insurance, flood zones, and HOA dues all live inside that payment. We run the full picture.
- Skipping the funding fee math. On a second VA use with zero down, 3.30% is real money. Sometimes a small down payment saves thousands. We do that math together.
- Buying near base without checking noise and flood maps. I check both before you fall in love with a house.
