Here's What Just Changed (And Why It Matters)
Most military families don't know this: VA loan limits don't apply to you if you're a first-time user. Period. No caps. No restrictions based on your area's "conforming loan limits."
This isn't new policy - it's just that most people (including some loan officers) don't understand how it actually works.
Full Entitlement = No Limits
If you've never used your VA loan benefit, you have "full entitlement." Here's what that gets you:
- Zero down payment on any home, any price
- No loan limits (unlike FHA or conventional loans)
- Lower interest rates than almost any other loan type
- No PMI - ever
What This Means in Northern Virginia
Northern Virginia homes cost $600K-$800K+ on average. With full entitlement, you can buy that $750K home with zero down while your civilian neighbor needs $150K cash.
You're not competing on down payment anymore. You're competing on speed and certainty - which VA loans actually give you an advantage on.
Already Used Your VA Loan? Here's Your Situation
If you've used your VA loan before, you have "partial entitlement." You're subject to the county limit: $1,209,750 in Northern Virginia for 2025.
But here's the thing most people miss: You can restore full entitlement by paying off your previous VA loan. You don't have to sell the house - just pay off the loan.
The Fees (Because Nothing's Free)
VA loans have a funding fee instead of PMI:
- First use: 2.3% of loan amount
- Second use: 3.6% of loan amount
- Disabled veterans: $0 (waived completely)
- Guard/Reserves: Add 0.25% to first use
You can roll this fee into the loan - you don't pay it upfront.
Your Competitive Edge
Most military families think VA loans make them less competitive. That's backwards thinking. Here's your actual advantage:
- Speed: No appraisal gaps, no PMI delays
- Certainty: Government-backed loans close reliably
- Cash flow: No down payment means you keep your savings for other investments
- Protection: Built-in buyer protections that conventional loans don't have
Stop thinking like everyone else. Start thinking like an investor who happens to serve their country.
Parjinder, MRP Certified
MRP Certified Military Real Estate Specialist
As a Military Relocation Professional (MRP) certified specialist, I understand the unique challenges military families face when buying, selling, or renting in Northern Virginia. I'm committed to providing expert guidance tailored to military lifestyles and timelines.
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