Florida VA Loan Limits — Full Entitlement vs Partial Entitlement
Since January 1, 2020, VA loan limits do not apply to veterans with full entitlement. If this is your first VA loan or your entitlement has been fully restored, you can borrow any amount a lender approves with $0 down. Limits only apply to veterans with partial entitlement who have an existing VA loan on another property.
What Changed with VA Loan Limits in 2020?
The Blue Water Navy Vietnam Veterans Act of 2019, which took effect on January 1, 2020, eliminated VA loan limits for veterans with full entitlement. Before this change, every veteran was subject to county-level loan limits that capped how much they could borrow with $0 down.
Now, if you have full entitlement, the VA will guaranty a loan of any size. The only practical limit is what a lender is willing to approve based on your income, credit, and debt-to-income ratio. This was a significant change for veterans in higher-cost markets.
What Is Full Entitlement vs Partial Entitlement?
Understanding the difference between full and partial entitlement is critical because it determines whether loan limits apply to you:
Full Entitlement
You have full entitlement if:
- You have never used your VA loan benefit
- You paid off a previous VA loan and sold the property, then restored your entitlement
- You paid off a previous VA loan and the buyer assumed the loan with their own VA entitlement
With full entitlement: no loan limits apply. You can borrow any amount with $0 down.
Partial Entitlement
You have partial entitlement if:
- You currently have an active VA loan on another property
- You had a VA loan that went through foreclosure or short sale and lost entitlement
- You paid off a previous VA loan but did not sell the property or restore entitlement
With partial entitlement: county conforming loan limits determine how much the VA will guaranty. You may need a down payment for amounts above the county limit.
What Are the 2025-2026 County Loan Limits in Florida?
The Federal Housing Finance Agency (FHFA) sets conforming loan limits annually. Most Florida counties follow the baseline limit. The table below shows limits for military-relevant Florida counties. These limits only matter if you have partial entitlement.
| County | 2025 Conforming Limit | Key Cities |
|---|---|---|
| Hillsborough | $806,500 | Tampa, Brandon, Riverview, Valrico |
| Pinellas | $806,500 | St. Petersburg, Clearwater, Largo |
| Pasco | $806,500 | Wesley Chapel, New Port Richey, Lutz |
| Hernando | $806,500 | Spring Hill, Brooksville |
| Polk | $806,500 | Lakeland, Winter Haven, Bartow |
| Manatee | $806,500 | Bradenton, Parrish, Palmetto |
| Sarasota | $806,500 | Sarasota, Venice, North Port |
| Duval | $806,500 | Jacksonville, NAS Jax, NS Mayport |
| Escambia | $806,500 | Pensacola, NAS Pensacola |
| Okaloosa | $806,500 | Fort Walton Beach, Eglin AFB, Hurlburt |
| Brevard | $806,500 | Cocoa Beach, Patrick SFB, Melbourne |
| Bay | $806,500 | Panama City, Tyndall AFB |
| Monroe | $929,200 | Key West, NAS Key West (higher-cost area) |
Source: Federal Housing Finance Agency (FHFA). 2026 limits are typically announced in November. Most Florida counties follow the baseline conforming limit. Monroe County (Key West) is designated as a higher-cost area. These limits only apply to partial-entitlement VA borrowers.
How Does Partial Entitlement Affect Your VA Loan?
If you have partial entitlement and want to buy a home above the county conforming limit, you will likely need a down payment to cover 25% of the difference between the purchase price and the county limit. For example:
- County limit: $806,500
- Purchase price: $900,000
- Difference: $93,500
- Required down payment: $93,500 x 25% = $23,375
This is still significantly less than the 20% down payment ($180,000) that a conventional borrower would need to avoid PMI on a $900,000 home. You also still benefit from no PMI on the VA loan.
How Do You Restore Full Entitlement in Florida?
To restore your full entitlement and remove loan limits from your next VA purchase, you need to meet both conditions:
- Pay off the previous VA loan in full
- Dispose of the property — either sell it, transfer ownership, or have the buyer assume the loan with their own entitlement
Once both conditions are met, submit VA Form 26-1880 (Request for Certificate of Eligibility) to have your entitlement restored. The VA allows one "one-time restoration" even if you haven't sold the property, but this is limited and has specific requirements — talk to your lender about your specific situation.
What Does This Mean for Tampa Bay VA Buyers?
For most first-time VA buyers in Tampa Bay, loan limits are irrelevant. The baseline limit of $806,500 covers the vast majority of homes in Hillsborough, Pinellas, Pasco, Hernando, Polk, Manatee, and Sarasota counties. Even with partial entitlement, you can buy most homes without a down payment.
If you're shopping for higher-end properties — particularly in South Tampa, beach communities, or waterfront homes — and you have partial entitlement, Barrett can help you understand your options and how a small down payment might work in your favor.
Not Sure About Your VA Entitlement?
Barrett Henry (MRP) can help you understand whether you have full or partial entitlement and what it means for your purchase.