VA Jumbo Loans in San Antonio: How Veterans Buy Luxury Homes with Zero Down in 2026

by Christopher Beal

LAST UPDATED: NOVEMBER 10, 2026 | BY CHRISTOPHER BEAL, U.S. ARMY VETERAN & REALTOR

Illustration of a two-story limestone Texas home beside a rising bar chart and a certificate, representing VA loan limits and VA jumbo loans in San Antonio — Illustration. With full VA entitlement there is no VA loan limit in 2026; with reduced entitlement, the county limit sets the zero-down math.

If your Certificate of Eligibility shows full entitlement, the VA sets no loan limit in 2026, so a VA loan above the $832,750 conforming limit (what lenders call a VA jumbo loan) can still be zero down, as long as the lender approves the loan and the home appraises for the price. If part of your entitlement is tied up in another VA loan, the 2026 county limit of $832,750 for Bexar, Comal, Guadalupe and Kendall counties is the number that decides how much you can borrow before a down payment is needed. The Federal Housing Finance Agency (FHFA) had not announced 2027 limits as of November 10, 2026.

I am Christopher Beal, a U.S. Army veteran, REALTOR (TREC License #723559) and Owner of Veteran Real Estate San Antonio, brokered by eXp Realty. More about me. I am not a lender or a financial advisor; your lender and the VA confirm the numbers for your file.

Key Takeaways

A VA jumbo loan is a lender label for a VA loan above the conforming loan limit. The VA itself has no jumbo category.
Full entitlement: no VA loan limit. The loan still has to be approved by the lender, and the VA loan cannot exceed the lower of the appraised value or the purchase price.
Reduced entitlement: the 2026 one-unit county limit is $832,750 in every county around San Antonio. It was $806,500 in 2025.
The VA funding fee on a purchase is 2.15 percent for first use with less than 5 percent down and 3.3 percent after first use. Veterans receiving VA disability compensation do not pay it.
FHFA announced the 2026 limits on November 25, 2025. The 2027 figures were not out as of November 10, 2026; I will add them here when they are published.

In This Guide

What is a VA jumbo loan?
Does the VA have a loan limit in 2026?
2026 county loan limits around San Antonio
Can you really buy with zero down?
What if you have reduced entitlement?
How do you qualify for a VA jumbo loan?
What does a VA jumbo loan cost?
Where are higher-priced homes around San Antonio?
VA jumbo vs conventional jumbo

What Is a VA Jumbo Loan?

Quick answer: A VA jumbo loan is a VA-backed mortgage for an amount above the conforming loan limit that FHFA sets each year ($832,750 for a one-unit home in most of the country in 2026). The term is a lender label, not a separate VA program.

The word jumbo comes from the conventional market, not the VA. In conventional lending, a loan above the annual conforming limit is a jumbo loan with its own lender terms. The VA does not draw that line. Since the Blue Water Navy Vietnam Veterans Act took effect in 2020, veterans with full entitlement have no VA loan limit, so what lenders call a VA jumbo is a larger VA loan. Lenders may still price and underwrite larger loans differently; that part is the lender, not the VA.

Does the VA Have a Loan Limit in 2026?

Quick answer: Not if you have full entitlement. The VA says you do not have a loan limit as long as you can afford the loan and the appraisal supports the price. A county loan limit applies only when your entitlement is reduced, for example because you still have another VA loan.

Your Certificate of Eligibility (COE) tells you which case you are in. The VA explains that a COE showing basic entitlement of $36,000 means you have full entitlement. For a loan above $144,000 the VA guarantees up to 25 percent of the loan amount to the lender, and that guaranty is what lets lenders offer no-down-payment loans. Three limits still apply to everyone: the lender has to approve your income and credit, the maximum VA loan on a property is the lower of its appraised value or its purchase price, and the home has to be your primary residence. The official rules are on the VA home loan entitlement and limits page (last updated August 12, 2025; read November 10, 2026). If you have used your benefit before, my guide to using your VA loan more than once covers restoration and second-tier entitlement.

2026 County Loan Limits Around San Antonio

Quick answer: The 2026 one-unit limit is $832,750 in Bexar, Comal, Guadalupe, Kendall, Medina, Bandera, Wilson and Atascosa counties. The VA uses the FHFA conforming loan limits, and tells you to use the one-unit figure even for a property with more than one unit. These figures matter only if your entitlement is reduced.

County	2026 one-unit limit	2025 one-unit limit	2027
Bexar (San Antonio, JBSA)	$832,750	$806,500	Not announced as of Nov. 10, 2026
Comal (New Braunfels, Bulverde)	$832,750	$806,500	Not announced
Guadalupe (Schertz, Cibolo, Seguin)	$832,750	$806,500	Not announced
Kendall (Boerne)	$832,750	$806,500	Not announced
Medina, Bandera, Wilson, Atascosa	$832,750	$806,500	Not announced

Source: FHFA conforming loan limit values, 2026 county file (San Antonio-New Braunfels metro area), and the FHFA 2026 announcement dated November 25, 2025 ("$832,750, an increase of $26,250 from 2025"). One-unit limits in dollars; the 2025 column is the 2025 baseline of $806,500. Read November 10, 2026.

What changes January 1. FHFA sets the limits once a year and announced the 2026 figures on November 25, 2025. As of November 10, 2026 its conforming loan limit page still showed 2026 as the latest year. When the 2027 figures are published I will add them to this table. A higher limit only changes the math for buyers with reduced entitlement; it changes nothing for a buyer with full entitlement.

Can You Really Buy With Zero Down?

Quick answer: Yes, if you have full entitlement, the lender approves you, and the home appraises at the contract price. Zero down does not mean zero cost. You still cover closing costs, prepaid items, and the funding fee unless you are exempt.

Zero down is a cash-flow choice, not a free house. Keeping your savings instead of making a down payment leaves you reserves, and the tradeoffs are a higher loan balance, a higher payment and, for most buyers, the VA funding fee. Whether that trade is right depends on your reserves, how long you expect to own the home and the rate you are offered, so compare a zero-down quote and a quote with a down payment side by side with your lender. For what the rest of the closing costs look like, see VA loan closing costs in San Antonio.

Illustration: on a $1,200,000 purchase, a 10 percent down payment is $120,000 and a 20 percent down payment is $240,000. A veteran with full entitlement who is approved by the lender can finance the same price with no down payment, and can also finance the VA funding fee if one applies.

Want to know where your entitlement stands before you shop? Call or text me at (210) 882-8583 and bring your COE; I will walk through the entitlement math with you and your lender.

What If You Have Reduced Entitlement?

Quick answer: You can still buy, and you can still buy above the county limit, but a down payment is likely once the price passes what your remaining entitlement supports. The VA formula: multiply the county limit by 0.25, subtract the entitlement you have already used, then multiply what is left by 4. That result is the most that most lenders will lend with no down payment.

Reduced entitlement usually means another VA loan is still open, or a past VA loan was not fully restored. Your COE lists the amount already used in the "Entitlement Charged" column. The VA also notes that most lenders want your entitlement, your down payment, or a combination of both to cover at least 25 percent of the loan amount.

Step	Illustrative math for a Bexar County purchase in 2026
1. County limit x 0.25	$832,750 x 0.25 = $208,187.50
2. Subtract entitlement already used (assumed: $75,000, from a $300,000 VA loan you still have)	$208,187.50 - $75,000 = $133,187.50 remaining
3. Remaining entitlement x 4	$133,187.50 x 4 = $532,750 with no down payment at most lenders
4. Price above that amount (assumed: $700,000 home)	A down payment is needed. A common lender estimate is 25 percent of the amount above $532,750: ($700,000 - $532,750) x 0.25 = $41,812.50

Illustrative example, not a quote. Formula and the 25 percent guaranty rule: VA home loan entitlement and limits (read November 10, 2026). County limit: FHFA 2026 one-unit limit for Bexar County. The $75,000 entitlement used and the $700,000 price are assumptions. Lenders calculate the exact down payment differently; your lender's figure controls.

If you are keeping a home at your last duty station and buying here, read second VA loan, assumption or sell: the entitlement math before you decide. Relocating on orders? My military relocation page covers timing the purchase around your report date.

How Do You Qualify for a VA Jumbo Loan?

Quick answer: You need a Certificate of Eligibility, income and credit the lender accepts, enough residual income under the VA guideline, and a plan to live in the home as your primary residence. The VA sets no minimum credit score; lenders set their own, and may set higher ones for larger loans.

Keep the VA rule and the lender requirement separate. The VA does not publish a minimum credit score or a maximum loan amount for full-entitlement borrowers. Minimum scores, cash reserves and any extra conditions on loans above the conforming limit are lender requirements, and they differ from lender to lender, so ask each lender you speak with for its minimum score and reserve requirement at your loan amount, in writing. VA loans are for primary residences, so the home must be one you intend to occupy. My guides to the Certificate of Eligibility and VA residual income cover those two steps. Client reviews are on the reviews page.

What Does a VA Jumbo Loan Cost?

Quick answer: The VA-specific cost is the funding fee: 2.15 percent of the loan amount for a first-use purchase with less than 5 percent down, and 3.3 percent after first use. It is 1.5 percent with 5 percent or more down and 1.25 percent with 10 percent or more down. Veterans receiving VA compensation for a service-connected disability do not pay it.

Budget for the funding fee, closing costs and prepaid items. The fee applies to the loan amount, not the purchase price, and you can pay it at closing or include it in the loan. On a $900,000 zero-down first-use purchase, 2.15 percent is $19,350 (illustration). VA loans do not carry monthly mortgage insurance.

Down payment	First use	After first use
Less than 5%	2.15%	3.3%
5% or more	1.5%	1.5%
10% or more	1.25%	1.25%

Source: VA funding fee and loan closing costs, purchase and construction loan rates effective April 7, 2023 (page last updated October 5, 2026; read November 10, 2026). Percent of the loan amount.

Who does not pay the funding fee, per the VA:

You receive VA compensation for a service-connected disability.
You are eligible for that compensation but receive retirement or active-duty pay instead.
You receive Dependency and Indemnity Compensation as the surviving spouse of a veteran.
You are a service member with a proposed or memorandum rating, dated before closing, saying you are eligible for compensation from a pre-discharge claim.
You are on active duty and provide evidence, on or before closing, that you received a Purple Heart.

Where Are Higher-Priced Homes Around San Antonio?

Quick answer: Listings priced above the conforming limit around San Antonio include homes in The Dominion, parts of Stone Oak, Alamo Heights and Terrell Hills, and gated Hill Country communities near Boerne such as Cordillera Ranch. Check current listings for any area; price bands shift.

A VA loan can be used on new construction as well as resale homes, subject to the lender and the builder. For more on the higher price bands, see my guides to luxury new construction in San Antonio, the Dominion VA loan guide, and whether San Antonio is becoming a luxury destination in 2026.

VA Jumbo vs Conventional Jumbo: How They Differ

Quick answer: A VA loan above the conforming limit can be zero down with full entitlement and has no monthly mortgage insurance, but usually carries a funding fee and must be for a primary residence. A conventional jumbo has no funding fee, and its down payment, reserves and occupancy options are set by the lender. Which costs less depends on your down payment, exemption status and how long you keep the loan.

Feature	VA loan above the conforming limit (full entitlement)	Conventional jumbo
Down payment	$0 possible with lender approval	Set by the lender
Monthly mortgage insurance	None	Depends on the lender and down payment
VA loan limit	None with full entitlement	Not applicable
Upfront fee	VA funding fee, or $0 if exempt	No VA funding fee
Occupancy	Primary residence	Depends on the lender's program

VA column: VA.gov entitlement and funding fee pages, read November 10, 2026. Conventional jumbo terms are not standardized and vary by lender; confirm them with your loan officer.

About the Author: Christopher Beal

Christopher Beal is a U.S. Army veteran and the Owner of Veteran Real Estate San Antonio, a Beal Group practice brokered by eXp Realty (TREC License #723559). A Military Relocation Professional (MRP) and VAREP member, he is a 7-time eXp Realty ICON agent, winner of Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice (San Antonio Current, 100,000+ voters), and a 3x San Antonio Business Journal Top 25 Individual Agent (#13 in 2024, #14 in 2025, #20 in 2026). His recognition also includes 3x Platinum Top 50, 2x RateMyAgent Agent of the Year, 2x Real Producers Top 100, Five Star Professional (2026), and a RealTrends 2026 ranking. He has helped 325+ families, closed more than $125M in career volume, and holds 5.0 stars across 370+ verified reviews, working almost exclusively with military and veteran buyers and sellers across Bexar, Comal, Kendall, Medina, and Bandera counties, with a focus on VA loans, PCS moves, and homebuying near JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston. If you have questions about using your VA loan benefit in San Antonio, he offers a no-pressure strategy call before you talk to any lender. He can be reached at (210) 882-8583.

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Frequently Asked Questions

What is a VA jumbo loan?

It is a VA-backed mortgage above the conforming loan limit ($832,750 for a one-unit home in the San Antonio area in 2026). The VA does not use a jumbo category; it is a lender label for a larger VA loan.

Does the VA have a loan limit in 2026?

Not for a veteran with full entitlement, as long as the lender approves the loan and the appraisal supports the price. A county limit applies only when entitlement is reduced.

What is the VA loan limit in Bexar County for 2026?

For veterans with reduced entitlement, the 2026 one-unit county limit is $832,750 in Bexar County, and the same in Comal, Guadalupe, Kendall, Medina, Bandera, Wilson and Atascosa counties. It was $806,500 in 2025. FHFA had not announced 2027 limits as of November 10, 2026.

Can I buy a million-dollar San Antonio home with zero down?

Yes, if you have full entitlement, the lender approves your credit and income, and the home appraises. You still pay closing costs and, unless exempt, the funding fee.

What is the VA funding fee on a jumbo purchase?

It is 2.15 percent of the loan amount for a first-use purchase with less than 5 percent down and 3.3 percent after first use; 1.5 percent with 5 percent or more down and 1.25 percent with 10 percent or more down. Veterans receiving VA compensation for a service-connected disability are exempt.

Is there mortgage insurance on a VA jumbo loan?

No. VA loans do not carry monthly mortgage insurance.

What credit score do I need for a VA jumbo loan?

The VA sets no minimum credit score. Lenders set their own minimums and may set higher ones for larger loans, so ask each lender for its requirement at your loan amount.

What if I already have a VA loan on another home?

Your entitlement is probably reduced. Multiply the county limit by 0.25, subtract the entitlement you have used, and multiply the result by 4 to see what most lenders will lend with no down payment. Above that, expect a down payment; your lender calculates the exact amount.

Can I use a VA jumbo loan on new construction?

Yes, a VA loan can be used on new construction, subject to the lender and the builder. See my luxury new construction guide for builders and communities.

Do I have to live in the home?

Yes. VA purchase loans are for a home you intend to occupy as your primary residence.

Ready to Use Your VA Benefit in San Antonio?

Start with your COE. It tells you whether you have full or reduced entitlement, and that decides whether a loan limit applies to you at all. From there, a lender confirms what you qualify for and I help you match it to homes and write an offer that fits a VA appraisal.

Call or text me, Christopher Beal, at (210) 882-8583 or email [email protected]. More on how I work with VA buyers is on the VA home loans page.

For official VA home loan rules and eligibility, see the U.S. Department of Veterans Affairs home loan guide. For Texas real estate licensing and consumer protection information, see the Texas Real Estate Commission.

Veteran Real Estate San Antonio: The Beal Group
Christopher Beal, U.S. Army Veteran & REALTOR
Call or text: (210) 882-8583
Email: [email protected]
Web: veteranrealestatesa.com