2026 VA Loan Limits
San Antonio &
Bexar County TX
The 2026 VA loan limit for Bexar County is $832,750 for a single-family home — a 3.3% increase from 2025. But what that number actually means for your purchase depends entirely on whether you have full or partial VA entitlement. This guide breaks down the limits, the entitlement math, and how it applies to real San Antonio purchase scenarios.
Christopher Beal is an MRP-certified Military Relocation Professional, Army veteran, and founder of Veteran Real Estate San Antonio: The Beal Group at eXp Realty — ranked #13 and #14 in the San Antonio Business Journal Top 25 Realtors, MRP Certified (2024 & 2025). He specializes in VA home loan purchases, military relocation to JBSA, and luxury real estate across San Antonio and the Texas Hill Country.
What Is the 2026 VA Loan Limit in San Antonio and Bexar County TX?
The 2026 VA loan limit for Bexar County, Texas (which includes San Antonio, Helotes, and surrounding communities) is $832,750 for a single-family (1-unit) property. This is the county conforming loan limit set by the Federal Housing Finance Agency (FHFA), up 3.3% from $806,500 in 2025. Texas follows baseline conforming loan limits with no high-cost area adjustments.
Full entitlement: Veterans with full VA loan entitlement have no loan limit — the VA removed loan caps for full-entitlement borrowers in 2020. You can borrow as much as a lender will approve with zero down payment. Partial entitlement: Veterans with partial entitlement (existing VA loan or prior default) can borrow up to $832,750 with zero down, or purchase above that amount with a down payment of 25% of the difference.
With San Antonio's median home price around $300,000–$320,000, the $832,750 limit covers 95%+ of available homes in the market — making full zero-down VA purchases accessible across virtually every neighborhood. Christopher Beal of Veteran Real Estate San Antonio: The Beal Group — Army veteran, MRP-certified, SABJ Top 25 Realtor — guides VA buyers through entitlement verification, pre-approval, and purchase at every price tier. Contact him at (210) 882-8583.
2026 VA Loan Limits — Bexar County by Property Type
County conforming loan limits that determine maximum zero-down VA purchase amounts for partial entitlement borrowers
| Property Type | 2026 Loan Limit | 2025 Loan Limit | Change |
|---|---|---|---|
| 1-Unit (Single Family) | $832,750 | $806,500 | +3.3% |
| 2-Unit (Duplex) | $1,066,025 | $1,032,650 | +3.2% |
| 3-Unit (Triplex) | $1,288,875 | $1,248,150 | +3.3% |
| 4-Unit (Fourplex) | $1,601,950 | $1,551,250 | +3.3% |
Bexar County uses the FHFA baseline conforming loan limits — Texas is not a high-cost area. These limits apply to all San Antonio communities including Helotes, Schertz, Cibolo, Universal City, Live Oak, Converse, and unincorporated Bexar County. Verify your specific county if purchasing in Comal County (Boerne/New Braunfels) or Guadalupe County (Schertz east) — these also follow baseline limits in 2026.
Full vs. Partial VA Entitlement — What It Means for Your Purchase
The loan limit number only matters if you have partial entitlement — here's the difference
The VA guarantees 25% of the county loan limit. For Bexar County in 2026: $832,750 × 25% = $208,188 maximum entitlement. If you have $60,000 in entitlement currently used on an existing VA loan, your remaining entitlement is $148,188. Multiply by 4 = $592,752 zero-down cap. Anything above that requires a down payment of 25% of the difference. Your lender calculates this precisely using your COE — ask for the entitlement worksheet before you search.
Not sure about your entitlement status? Your Certificate of Eligibility (COE) is the definitive source. You can obtain it through the VA eBenefits portal, through your lender, or Christopher can connect you with a VA-specialized lender who pulls it within 24 hours.
2026 BAH Rates & VA Buying Power in San Antonio
What the $832,750 limit actually means when combined with your BAH and VA loan benefits
| Pay Grade | BAH w/ Deps | Est. Purchase Range | vs. Loan Limit |
|---|---|---|---|
| E-5 | $1,935/mo | $255,000–$310,000 | Well within limit |
| E-6 | $2,154/mo | $285,000–$345,000 | Well within limit |
| E-7 | $2,172/mo | $285,000–$350,000 | Well within limit |
| O-3 | $2,187/mo | $290,000–$355,000 | Well within limit |
| O-4 | $2,340/mo | $310,000–$375,000 | Well within limit |
| O-5 | $2,466/mo | $325,000–$395,000 | Well within limit |
Purchase ranges are approximate and assume VA financing with zero down, current interest rates, and minimal existing debt. BAH is non-taxable and grossed up by VA lenders for DTI — expanding effective qualification. Actual qualification varies — always confirm with your VA-specialized lender. Full breakdown at the 2026 JBSA BAH Rates guide.
With a median home price around $300,000–$320,000, the vast majority of San Antonio homes fall well below the $832,750 loan limit. For most military buyers, the limit is effectively irrelevant — what matters is your BAH rate, DTI, and lender qualification. Even for luxury purchases in The Dominion, Alamo Heights, and Boerne, full-entitlement VA buyers face no VA-imposed cap. San Antonio remains one of the most VA-friendly and affordable major markets in the country.
VA Loan Limits & Disabled Veteran Benefits in Texas
Veterans with a service-connected disability rating of 10% or higher are exempt from the VA funding fee — saving $5,000–$20,000+ depending on loan amount. This exemption applies regardless of entitlement status or loan limit.
Texas provides additional benefits through the Texas Veteran Property Tax Exemption. Veterans with a 100% disability rating are fully exempt from property taxes — a significant annual savings in Bexar County where effective tax rates average around 2.0–2.2% of assessed value. Partial exemptions are available for disability ratings of 10–99%.
The combination of zero down payment, no funding fee, no PMI, and property tax exemption makes VA homeownership in San Antonio exceptionally favorable for disabled veterans. For a detailed guide, visit our Serve & Save resource page.
VA Loan Limits FAQ — San Antonio
What veterans ask most about VA loan limits in Bexar County
What is the VA loan limit in San Antonio TX for 2026?
Is there a VA loan limit if I have full entitlement?
What is partial VA entitlement and how does it affect my loan limit?
Can I buy a home above the VA loan limit in San Antonio?
Did VA loan limits change for 2026?
How do I check my VA entitlement status?
What other VA loan benefits apply in San Antonio?
Know Your Entitlement.
Know Your Purchase Power.
Whether you're a first-time VA buyer, PCSing to JBSA, or purchasing your second home with partial entitlement — Christopher Beal has guided hundreds of veterans through the VA loan process in San Antonio. One call gets you clarity.