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Military, PCS & VA

Is there a VA loan limit in El Paso County?

ByWeldon HobbsTeam Hobbs RealtyPublished Last reviewed

Short answer: If you have your full VA entitlement, there's no VA loan limit. You can borrow as much as a lender approves with no down payment. The county limit matters only if you have partial entitlement, for example because you still own a home with a VA loan elsewhere. In that case, El Paso County's 2026 limit of $832,750 is used to calculate how much you can borrow with no money down. Above that, you'd typically need a down payment. Limits change every January, so confirm the current figure with your lender.

Full entitlement: no VA loan limit

Since 2020, veterans and service members with full entitlement are not subject to a VA loan limit. As long as you qualify with a lender based on your income, credit, and the appraisal, you can buy with no down payment, even above the county limit.

You generally have full entitlement if you've never used your VA benefit, or if you used it before and your entitlement has been restored.

Partial entitlement: when the county limit matters

You may have only partial entitlement if:

  • you have a VA loan on another home that you're still paying back;
  • you paid off a previous VA loan but still own that home; or
  • you had a previous VA loan end in a foreclosure or short sale that wasn't fully repaid.

In those cases, VA uses the county loan limit to figure out how much of your new loan it will guarantee. For borrowers with remaining entitlement, VA's county limits are the same as the Federal Housing Finance Agency's conforming loan limits.

The 2026 limit in El Paso County

As of 2026.

In most of the country, including El Paso County, the 2026 one-unit limit is $832,750. Higher limits apply only in high-cost areas, where 115% of the local median home value exceeds that baseline, and Colorado Springs home values are well below that threshold. FHFA updates the limits every year, so check the current county limit before you apply.

How the math works with partial entitlement

Most lenders require your VA entitlement, a down payment, or a combination of both to cover at least 25% of the loan amount. Here's a simplified, hypothetical example using the 2026 El Paso County limit:

  1. 25% of the county limit: $832,750 × 25% = about $208,187.
  2. Subtract the entitlement already tied up in your other VA loan, say $50,000: $208,187 − $50,000 = $158,187 remaining.
  3. Multiply the remaining entitlement by four: $158,187 × 4 = about $632,750.

In this example, about $632,750 is the most most lenders would lend with no down payment. To buy above that, you'd typically put down 25% of the difference. Your lender will run the exact numbers for your situation.

Getting your full entitlement back

For many military buyers, the real question isn't the limit. It's how to get their entitlement restored. Generally, you can restore it by selling the home you bought with your VA loan and paying the loan off. It can also be restored if another eligible veteran assumes your loan and substitutes their entitlement.

In my practice, this comes up often. Many of our military clients own a home somewhere else, either one they're selling or one they've kept. We work with loan officers who can quickly tell us how much entitlement remains and handle the restoration.

Timing can be tight. When a client is selling one home and buying another, we've set up back-to-back closings: the client sells their previous home in the morning, their entitlement is restored, and they close on the new home the same day. That takes a lender who knows exactly what's required. See how to choose a lender for a VA loan.

If you plan to keep your current home

If you want to keep your current home as a rental and use your VA benefit again here, your remaining entitlement determines how much you can borrow with no money down. That's often still possible, but it's worth running the numbers before you start shopping. See whether you can keep your home as a rental and use your VA benefit again.

What could change the answer

The county limit changes every January. Your available entitlement also depends on your specific history: prior loans, restorations, and any past claims. Your Certificate of Eligibility shows your entitlement, and your lender can request it and explain it.

When to talk with a professional

A lender experienced with VA loans can pull your Certificate of Eligibility, calculate your remaining entitlement, and explain your options for restoring it. For tax questions about keeping or selling a previous home, talk with a CPA. I'm not a loan officer, but I work alongside lenders who handle these calculations regularly.

If you're a military buyer with a home somewhere else and aren't sure how much you can borrow here, let's get you connected with the right lender and plan your timing.

Related questions

About the author

Weldon Hobbs is a Colorado Springs real estate professional and co-founder of Team Hobbs Realty, affiliated with The Platinum Group, REALTORS®. He is a U.S. Air Force Academy graduate and retired Air Force officer who has been through VA purchases himself. He holds an MBA and the PMP, Certified Financial Coach, SRES®, and MRP (Military Relocation Professional) credentials. He is not a loan officer and works alongside lenders experienced with VA loans.

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