A VA loan lets eligible veterans, service members, and some surviving spouses buy a home with no down payment and no monthly mortgage insurance. If you have full VA entitlement, there is no VA loan limit in Nashville, Franklin, Brentwood, or anywhere else. Your lender still decides how much you can afford. Most buyers pay a one-time VA funding fee. On a first VA loan with less than 5% down, the fee is 2.15% of the loan.
VA loans are one of the best home loan benefits out there. Here is how they work for buyers in Nashville, Franklin, Brentwood, and the rest of Middle Tennessee.
You need a Certificate of Eligibility (COE). It shows the lender you qualify. I can help you request one. You can also read the VA's eligibility rules.
If you have full entitlement, no. The VA says there is no loan limit as long as you can afford the loan. How do you know if you have full entitlement? Check your COE. If it shows a basic entitlement of $36,000, you have full entitlement.
Two things still cap your loan:
If you still have a VA loan out (this is called remaining entitlement), the county limit matters. The VA uses the same county limits as the FHFA. In 2026, that is $1,029,250 in Davidson County (Nashville) and Williamson County (Franklin and Brentwood). If you go over what your remaining entitlement covers, you may need a down payment. I can do this math with your COE.
The funding fee is a one-time charge. It is a percent of your loan amount. You can pay it at closing or add it to your loan. These are the VA's rates for buying or building a home:
| Your down payment | First VA loan | After first use |
|---|---|---|
| Less than 5% | 2.15% | 3.3% |
| 5% or more | 1.5% | 1.5% |
| 10% or more | 1.25% | 1.25% |
Example: You use your VA benefit for the first time. You buy a $500,000 home with no money down. Your loan is $500,000. The funding fee is 2.15%, which is $10,750.
The VA says you don't pay the fee if, for example:
Your COE will show if you are exempt. Ask me and I'll check it with you.
The VA does not set a minimum credit score. But each lender can set its own. That is why it helps to compare more than one lender, which I do for you.
Yes. The seller can pay some or all of your closing costs. The VA limits extra seller "concessions" to 4% of the home's value. On a VA purchase loan, the only cost you can add to the loan is the funding fee. You pay the rest at closing, unless the seller covers it.
Often no. With full entitlement, eligible buyers can usually buy with $0 down. Your lender still has to approve the loan.
Not if you have full entitlement. If you still have a VA loan out, the county limit is used to figure your remaining entitlement. In 2026, that limit is $1,029,250 in Davidson and Williamson counties.
For a first VA loan to buy a home, it is 2.15% with less than 5% down, 1.5% with 5% or more down, and 1.25% with 10% or more down. After first use, it is 3.3% with less than 5% down.
The VA does not set a minimum credit score. Each lender can set its own, so it helps to compare lenders.
Yes. You can use your VA benefit again. The funding fee is higher after first use if you put less than 5% down: 3.3% instead of 2.15%.
Yes. The seller can pay some or all of your closing costs. The VA caps extra seller concessions at 4% of the home's value.
Thinking about a VA loan in Nashville, Franklin, or Brentwood? Call me at (615) 495-6594, email travis@heathrowmtg.com, or start an application. I'll help you get your COE and walk through your real numbers.
Figures checked October 11, 2026. VA rules and fees can change. Examples are for illustration only and are not a loan offer.
