2025 VA Loan Limits in San Diego County: What Veterans Need to Know

San Diego County veterans face one of the highest housing costs in the nation. Understanding the 2025 VA loan limits—and when you may need a down payment—is essential for buying a home without surprises. This guide breaks down the official county limit of $1,077,550, explains how entitlement affects your borrowing power, and provides interactive tools, local market insights, and detailed FAQs tailored to San Diego buyers.

1. What Is the VA Loan Limit for San Diego County in 2025?

For 2025, the conforming VA loan limit in San Diego County is set at $1,077,550. This figure represents the threshold above which veterans with partial entitlement must cover the difference between their entitlement and the purchase price with a down payment. Veterans with full entitlement and no active VA loan can borrow above this limit without a down payment.

2. Understanding Entitlement: Full vs. Partial

Full entitlement applies when a veteran has never used a VA loan or has repaid and restored entitlement. In this scenario, there is effectively no limit on loan amount—no down payment is required regardless of price. Partial entitlement applies when entitlement remains tied up in an active loan. In that case, the county limit caps 100% financing. Any amount over $1,077,550 must be covered by a down payment equal to 25% of the difference.

3. Conforming, Super-Conforming, and Jumbo Explained

In most markets, “conforming” aligns with Fannie Mae and Freddie Mac limits. “Super-conforming” covers high-cost areas like San Diego, where limits exceed the standard threshold. In 2025, “super-conforming” for San Diego equals $1,077,550. Loans above this amount are considered “jumbo.” While VA-backed jumbo loans exist for full entitlement borrowers, partial entitlement requires a down payment.

4. Local Market Snapshot: San Diego Home Prices

With many neighborhoods exceeding the $1,077,550 limit, partial entitlement borrowers often face down payments. Full entitlement veterans can streamline the process and avoid upfront costs.

5. Interactive Tool: Do I Need a Down Payment?

6. Restoring Entitlement: Step-by-Step

1. Sell or Pay Off Existing VA Loan: Entitlement restores automatically upon release of lien.
2. Submit COE Update: Request updated Certificate of Eligibility through eBenefits or lender portal.
3. Verify Restoration: Confirm new entitlement amount with lender before application.

7. Federal Policy Updates for 2025

As of Q2 2025, VA rules clarify that borrowers with full entitlement have no limit on loan amounts above $144,000. This change ensures high-cost-area veterans can finance without a down payment—provided no outstanding VA-backed loans remain.

8. FAQs: San Diego VA Loan Limits

Q1: What happens if my home price equals the limit?

No down payment is required if your home price is at or below $1,077,550—subject to entitlement availability.

Q2: Can I borrow above the county limit with partial entitlement?

Yes, but you must make a down payment equal to 25% of any amount over $1,077,550.

Q3: Does entitlement vary by service length or disability?

Entitlement is standardized: up to $144,000 per veteran. Disability compensation does not increase entitlement but may exempt funding fees.

Q4: How do co-borrowers affect my limit?

Co-borrower eligibility does not increase entitlement. Combined entitlement remains capped at $144,000 per primary borrower.

Q5: Where can I find San Diego VA offices for COE assistance?

Visit the Balboa Park Vet Center or the Downtown San Diego VA Regional Loan Center. Check VA.gov for current addresses and hours.

9. Visual Chart: Limits Comparison with Neighboring Counties

(Insert infographic comparing limits in Orange, Los Angeles, and Riverside Counties.)

Disclaimer

This information is for educational purposes. Loan limits and policies change—consult a VA-approved lender or VA.gov for official guidance.