VA Loan Limits in Travis County, Texas
One of the most common questions veterans have when buying in the Austin area is: is there a limit to how much I can borrow with a VA loan? The answer depends on your entitlement status — and for most veterans, the answer is no limit at all.
The 2024 Conforming Loan Limit for Travis County
The Federal Housing Finance Agency (FHFA) sets conforming loan limits each year. For 2024, the conforming loan limit in Travis County is $766,550.
This number matters for VA loans only in specific circumstances — explained below.
Full Entitlement: No Loan Limit
If you have full VA entitlement, there is no cap on how much you can borrow with zero down payment. The VA eliminated loan limits for veterans with full entitlement starting January 1, 2020 (Blue Water Navy Vietnam Veterans Act).
You have full entitlement if:
- You have never used your VA loan benefit, OR
- You paid off a previous VA loan and sold the property (entitlement restored), OR
- You paid off a previous VA loan in full and had entitlement formally restored through a one-time restoration request
Practical example: A veteran with full entitlement can purchase a $900,000 home in Travis County with zero down payment, as long as a lender approves the loan.
Partial Entitlement: When Loan Limits Apply
If you currently have an active VA loan on another property, you have partial (remaining) entitlement. In this case, loan limits determine the maximum you can borrow with zero down.
The calculation:
- Basic VA entitlement: $36,000
- Bonus entitlement in Travis County (2024): $155,637.50 (25% of $766,550 minus basic entitlement)
- Total entitlement in Travis County: $191,637.50
- Maximum zero-down loan: 4 × $191,637.50 = $766,550
If your remaining entitlement is less than the full amount, you can still buy a more expensive home — you just need a down payment equal to 25% of the difference between the purchase price and the guaranteed amount.
Can I Buy a Home Over $766,550 in Travis County?
Yes, in two ways:
With full entitlement: No down payment required regardless of price.
With partial entitlement: You pay 25% of any amount above the guaranteed loan limit as a down payment. For example, if you want to buy a $900,000 home with $150,000 of remaining entitlement:
- Guaranteed: $150,000 × 4 = $600,000
- Difference: $900,000 − $600,000 = $300,000
- Down payment required: 25% of $300,000 = $75,000
Austin Home Prices vs. VA Loan Limits
In the Austin area, median home prices by submarket in 2024:
| Area | Median Price | Full Entitlement Needed? |
|---|---|---|
| Austin proper (78745, 78704) | $550,000–$700,000 | Yes |
| Round Rock | $380,000–$450,000 | No (under limit) |
| Georgetown | $420,000–$500,000 | No (under limit) |
| Cedar Park | $400,000–$480,000 | No (under limit) |
| Hutto | $300,000–$360,000 | No (under limit) |
| Kyle / Buda | $320,000–$390,000 | No (under limit) |
For most suburban Austin purchases, even partial entitlement is sufficient for zero down.
How to Restore Full Entitlement
If you have used your VA loan and want to restore full entitlement:
- Sell the property and pay off the VA loan — entitlement restores automatically
- Pay off the VA loan without selling — apply for one-time restoration using VA Form 26-1880
- Refinance to a non-VA loan — once the VA loan is paid off, apply for restoration
Frequently Asked Questions
Only if you have partial entitlement from an existing VA loan. Veterans with full entitlement have no loan limit in Travis County and can borrow up to whatever a lender approves with zero down payment.
No. VA loan rates are determined by lender, market conditions, credit score, and loan term — not by whether your loan is above or below the conforming limit.
Yes, if you have sufficient remaining entitlement. Calculate your remaining entitlement based on your existing loan balance and the 2024 Travis County limit to determine how much you can borrow with zero down on your next purchase.
