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VA home loan: entitlement, funding fee, no PMI, COE

As of Oct. 21, 2026 · VA fee chart effective April 7, 2023

Short answer: a VA-backed home loan can mean $0 down if you have full entitlement, and it has no monthly mortgage insurance (PMI). You pay a one-time funding fee instead (0.5% to 3.3% of the loan; first-time buyers with less than 5% down pay 2.15%), unless you get VA disability compensation, have a Purple Heart on active duty, or are a surviving spouse on DIC. Step one is your Certificate of Eligibility (COE).

$0down payment with full entitlement

No PMIno monthly mortgage insurance

2.15%first-use fee, under 5% down

4%max seller concessions (of reasonable value)

Entitlement in plain English

Your COE shows your entitlement. Full entitlement = no VA loan limit (you still need the income, credit and an appraisal that supports the price).
Basic entitlement is $36,000; for loans over $144,000, VA guarantees up to 25% of the loan.
If part of your entitlement is tied up in another VA loan, the county loan limit applies: remaining entitlement = county one-unit limit × 25% − entitlement already used. Most lenders lend up to 4× that with $0 down.

Source: VA: home loan entitlement and limits

Funding fee table

Loan type	Under 5% down	5% or more down	10% or more down
Buy or build, first use	2.15%	1.5%	1.25%
Buy or build, after first use	3.3%	1.5%	1.25%
Cash-out refinance	2.15% first use / 3.3% after	same	same
IRRRL (streamline refinance)	0.5%	same	same
Loan assumption	0.5%	same	same
Manufactured home (not permanently affixed)	1%	same	same

You don't pay the fee if you receive (or are eligible for but receive retirement/active pay instead of) VA disability compensation, receive DIC as a surviving spouse, have a proposed or memorandum rating before closing, or are on active duty with a Purple Heart. You can roll the fee into the loan or pay it at closing. If VA later awards compensation back to before your closing date, you can ask for a refund.

Source: VA: funding fee and closing costs. Fee calculator for every loan type: VA funding fee 2026 calculator.

How to get your COE (3 ways)

Online at VA.gov.
Through your lender, who can often pull it in minutes with VA's WebLGY system.
By mail with VA Form 26-1880 (slower).

Veterans usually need a DD214; current members need a statement of service signed by the commander or personnel office.

Source: VA: how to request a COE

County loan limits note (2026)

VA uses the FHFA conforming loan limits. For 2026 the one-unit limit is $832,750 in most counties and up to $1,249,125 in high-cost areas. These only matter if you don't have full entitlement. FHFA usually announces the next year's limits in late November; until then the 2026 table applies.

Sources: FHFA: 2026 conforming loan limits by county VA: home loan entitlement and limits. Look up any county: VA loan limits by county.

Show the math

VA's own example: $200,000 home, $10,000 down (5%), first use: loan $190,000 × 1.5% = $2,850 funding fee.
No down payment, first use: $300,000 × 2.15% = $6,450 (can be added to the loan: $306,450).
Remaining entitlement: $832,750 × 25% = $208,187.50; minus $50,000 already used = $158,187.50; × 4 = $632,750 lenders typically lend with $0 down.

Next step: Request your COE (VA.gov) · Figure your exact funding fee · Military money hub

Sources

VA: funding fee and closing costs (last updated Oct. 5, 2026)
VA: home loan entitlement and limits (read Oct. 21, 2026)
VA: how to request a COE (read Oct. 21, 2026)
FHFA: 2026 conforming loan limits by county (2026 list)

Facts and arithmetic from official sources, not financial, legal or investment advice. VaultRubric is not part of DoD, VA, TRICARE or OPM. This page has no partner links.

FAQ

Do VA loans have PMI?

No. VA-backed loans don't require monthly mortgage insurance or a down payment; VA charges a one-time funding fee instead (VA.gov).

What is the VA funding fee in 2026?

For a purchase: 2.15% first use with under 5% down, 1.5% with 5%+, 1.25% with 10%+; 3.3% after first use with under 5% down. IRRRL 0.5%. Chart effective April 7, 2023.

Is there a VA loan limit in 2026?

Not with full entitlement. With entitlement in use, the FHFA county one-unit limit applies: $832,750 in most counties, up to $1,249,125 in high-cost areas.

How do I get a VA Certificate of Eligibility?

Online at VA.gov, through your lender (WebLGY), or by mail with VA Form 26-1880.

Estimates, not financial advice. Taxes, insurance, PMI and fees vary by lender, county and city; confirm with your lender, dealer and state agency before acting.