JBSA: Maximize 2026 COLA & VA Loan Limits in San Antonio
AI Overview: 2026 COLA and VA Buying Power in San Antonio
In 2026, San Antonio Veterans should see stronger buying power. A 2.8 percent cost of living adjustment increases VA disability compensation, DIC, and the annual clothing allowance. New rates are effective December one, with the first increased deposit expected around December thirty one. Combined with no monthly mortgage insurance on VA loans, and higher effective conforming limits for remaining entitlement, many households can qualify more comfortably near Joint Base San Antonio.
2026 COLA and Disability Pay Increases
- COLA parity by law: VA adopts Social Security’s cost of living adjustment; for 2026 the percentage is 2.8 and applies to eligible VA benefits.
- Benefits included: VA disability compensation, Dependency and Indemnity Compensation, and the annual clothing allowance receive the increase for San Antonio households.
- Effective timing: The increase is effective for the December benefit month, with most San Antonio Veterans seeing the first higher deposit near year end.
- Example 2026 amounts: For a single Veteran, ten percent is $180.42, fifty percent is $1,131.29, and one hundred percent is $3,938.58.
- Local impact: The tax free increase can improve residual income and qualifying ratios for VA approvals across Bexar County neighborhoods.
Example 2026 Monthly Pay for a Single Veteran
| Disability Rating | 2026 Monthly Pay |
|---|---|
| 10% | $180.42 |
| 50% | $1,131.29 |
| 100% | $3,938.58 |
Qualifying for a VA Mortgage in 2026
- Zero down with full entitlement: There is no VA program loan limit with full entitlement, subject to lender approval and a supported appraisal.
- Higher conforming baseline: For remaining entitlement, county conforming limits still apply; the projected 2026 baseline is $819,000 for one unit homes in standard areas.
- Use benefits as income: VA disability compensation can be counted as qualifying income when documented to lender standards in the San Antonio market.
- No mortgage insurance: VA loans do not have monthly mortgage insurance, often freeing cash flow compared with conventional paths at similar price points.
- Core requirements: You will need a valid Certificate of Eligibility, to meet lender credit and income guidelines, and to occupy the home as your primary residence.
Actionable Steps to Enhance Buying Power
- Verify your rating: If conditions have worsened, request a review so your disability percentage and payment reflect current realities before preapproval.
- Compare loan options: Stack VA against conventional by modeling total cash and monthly payments in the Mortgage Calculator and the Affordability Calculator.
- Monitor official updates: Confirm final VA rate tables and the Federal Housing Finance Agency’s 2026 conforming limits before locking your budget.
- Go local for strategy: Coordinate with an LRG agent experienced with Joint Base San Antonio moves to target neighborhoods that align with commute, schools, and property taxes.
Verify details: SSA COLA · VA compensation rates · VA loan limits and entitlement · FHFA conforming limits
Key Takeaways
- A 2.8 percent COLA lifts VA disability, DIC, and clothing allowance for 2026.
- Full entitlement means no VA loan limit, subject to appraisal and lender approval.
- Projected 2026 conforming baseline near eight hundred nineteen thousand in standard Texas counties.
- VA disability compensation counts as qualifying income and is tax free for underwriting.
- No monthly mortgage insurance improves cash flow versus many conventional options for similar down payments.
- San Antonio buyers near Joint Base San Antonio can align benefits to neighborhood price bands.
Why Projected Increased 2026 COLA and VA Limits Matter in San Antonio
The 2.8 percent cost of living increase helps San Antonio Veterans keep pace with local prices while VA loan rules preserve strong purchasing power. Full entitlement has no loan limit, while remaining entitlement relies on conforming limits. Use our budgeting tools early so your offer aligns with monthly comfort and neighborhood goals near Joint Base San Antonio. Confirm official government updates as the year closes.
- More purchasing power: The 2.8 percent COLA raises monthly tax free income for many San Antonio Veterans. Added income supports residual tests and can improve debt to income ratios on VA approvals.
- Higher effective ceiling: If you have remaining entitlement, increased conforming limits raise the cap used in guaranty math. That can reduce or eliminate cash required when purchasing within common San Antonio price bands.
- No monthly insurance: VA loans carry no monthly mortgage insurance. Compared with many conventional options, that savings can add important room in the payment for taxes, HOA dues, and utilities in San Antonio neighborhoods.
- Local alignment: Many San Antonio buyers aim near Joint Base San Antonio, the Medical Center, and North Central corridors. The mix of prices, schools, and commutes pairs well with VA benefits and lender flexibility.
- Practical steps: Verify your disability rating, secure your Certificate of Eligibility, and compare payments with the Mortgage Calculator. Then use early pre approval to compete confidently during common PCS and job change seasons.
2026 VA Disability Pay Snapshot
By law, VA compensation follows the Social Security cost of living adjustment. For 2026, the Social Security Administration confirmed a 2.8 percent adjustment. VA applies that increase to disability compensation and related survivor benefits, with new rates effective for the December 2025 benefit month. The first payment reflecting the increase typically posts around the turn of the month based on the federal payment calendar.
| Disability Rating | Example 2026 Monthly Pay | Household | Notes |
|---|---|---|---|
| 10% | $180.42 | Single Veteran | Estimate based on 2.8 percent COLA applied to prior year tables. |
| 50% | $1,131.29 | Single Veteran | Illustrative amount for planning; confirm final VA chart when posted. |
| 100% | $3,938.58 | Single Veteran | Rounded to nearest cent; actual deposit can vary with dependents and special monthly compensation. |
Review the official COLA notice from the Social Security Administration and current VA compensation tables for context. The clothing allowance and Dependency and Indemnity Compensation also track the annual adjustment. See SSA’s 2026 COLA press release, SSA fact sheet, VA compensation rates, VA clothing allowance, and VA DIC rates.
VA Loan Limits and Entitlement in 2026
With full entitlement, there is no VA loan limit. Your maximum depends on lender approval, income, and a supported appraisal. If you have remaining entitlement, VA guaranty math still uses the local conforming limit. The 2025 baseline is eight hundred six thousand five hundred for a single unit; FHFA will publish the official 2026 value later in the year. Most San Antonio area counties follow the baseline rather than a high cost ceiling.
| Entitlement Status | Down Payment Needed | Limit Applied | What It Means in San Antonio |
|---|---|---|---|
| Full entitlement | Zero down possible with lender approval and supported appraisal | No VA loan limit | Shop by qualification and appraised value; many buyers stay within mainstream price bands citywide. |
| Remaining entitlement | May be required above the conforming baseline | FHFA conforming limit | Baseline guides guaranty math; a higher baseline increases zero down capacity in common neighborhoods. |
| Above conforming baseline | Bring cash to meet guaranty requirements | Baseline still used for guaranty math | Many lenders still finance above the baseline when income, assets, and appraisal support the request. |
Learn more at VA loan limits and entitlement and FHFA’s 2025 conforming limit release. When FHFA publishes the 2026 limit, update your scenarios and talk with an LRG agent.
Qualifying With VA Disability Income
VA disability compensation is tax free and can be counted as effective qualifying income. Lenders verify stability, calculate residual income by family size, and review credit and obligations. You still need a valid Certificate of Eligibility, to occupy the home as your primary residence, and to meet lender guidelines. Many disabled Veterans are exempt from the VA funding fee, which further improves affordability.
- Count your benefits: VA disability income is acceptable for underwriting and typically does not require a continuance letter, subject to the lender’s documentation standards.
- COE and service history: Secure a Certificate of Eligibility and confirm entitlement status before you write offers, especially if you may have remaining entitlement.
- Residual income test: VA evaluates regional residual income after taxes and obligations. A small COLA increase can help many households meet the threshold comfortably.
- Debt and credit: Lenders review credit, obligations, and payment history to confirm an affordable fit within your budget and neighborhood goals.
- Funding fee relief: Veterans receiving compensation and certain others may be exempt from the VA funding fee, lowering cash to close and the financed balance.
Program references: VA Lender’s Handbook, underwriting, VA Home Loans overview, and VA funding fee and closing costs.
San Antonio Price and Payment Scenarios
Payment comfort drives smart neighborhood choices. Since VA loans do not carry monthly mortgage insurance, principal and interest absorb more of your payment. Use our Mortgage Calculator and Affordability Calculator to add taxes, insurance, and possible HOA dues for a complete picture before touring homes in your target school zones and commute corridors.
| Illustrative Rate | Monthly P&I per $100,000 (30 year fixed) | Notes |
|---|---|---|
| 6.25% | $615.72 | For illustration only; actual rate and APR vary by lender and profile. |
| 6.50% | $632.07 | Add taxes, insurance, and any HOA dues for a complete monthly estimate. |
| 6.75% | $648.60 | Use our calculators to compare neighborhoods within your comfort range. |
| 7.00% | $665.30 | VA loans have no monthly mortgage insurance, improving cash flow. |
Homebuying Timeline for 2026
Plan in quarters. Early in the year, update credit, income documentation, and your Certificate of Eligibility. As spring orders and job changes approach, complete a full pre approval and verify your payment comfort with calculators. During escrow, keep documents current and respond quickly to lender conditions so you can close on schedule.
- Quarter one preparation: Pull credit, verify income streams, and refresh your COE so underwriting has clean data when you identify the right property.
- Budget alignment: Model payments, taxes, and utilities with LRG tools, then select neighborhoods that fit school, commute, and lifestyle preferences.
- Competitive offers: Present full pre approval, thoughtful timelines, and clean terms that match seller priorities in your target areas.
- Appraisal readiness: Discuss comparables and value support with your agent before submitting, especially if you plan to pursue a property above the conforming baseline.
- Closing confidence: Keep pay statements, benefit letters, and bank records current, and respond quickly to lender requests to avoid delays.
Funding Fee, Exemptions, and Common Costs
VA purchase loans do not require monthly mortgage insurance. Most borrowers pay a one time VA funding fee that can be financed, with exemptions for many disabled Veterans and certain surviving spouses. Ask your lender to verify exemption status early, since waivers meaningfully reduce cash to close and the financed balance in San Antonio transactions.
- No monthly insurance: Eliminating mortgage insurance helps stretch monthly budget toward taxes, utilities, and neighborhood amenities across the city.
- Funding fee basics: The fee amount varies by usage and down payment choice and is commonly financed; exemptions apply for many disabled Veterans.
- Cost clarity: Compare scenarios for rate, points, taxes, insurance, and HOA dues before touring. Small payment differences can open additional neighborhoods.
- Documentation matters: Bring your COE and disability award letter to confirm any funding fee exemption and to avoid last minute changes in cash to close.
See VA funding fee and closing costs and VBA funding fee policy. Program pages also summarize that VA loans require no monthly mortgage insurance.
Strategy for JBSA Moves and Local Competition
San Antonio demand ebbs with school calendars and PCS cycles around Joint Base San Antonio. Use a complete pre approval, confirm your comfort range with calculators, and focus on micro markets that fit your commute and schools. For guidance that fits current conditions, connect with our local agents who work VA buyers and sellers every week.
The Bottom Line
A 2.8 percent COLA and higher effective conforming limits expand buying power for San Antonio Veterans in 2026.
With full entitlement there is no VA loan limit, and many borrowers see lower monthly costs because there is no mortgage insurance.
Pair those advantages with an early pre approval, a focused neighborhood shortlist, and accurate payment modeling to move decisively when the right home appears.
Frequently Asked Questions
When does the 2.8 percent COLA apply to VA benefits in 2026?
The 2.8 percent adjustment is effective for the December 2025 benefit month. Payments reflecting the increase typically arrive at the turn of the month according to federal schedules. Always verify the posted VA pay calendar as dates can shift with holidays.
Do DIC and the VA clothing allowance increase with the 2026 COLA?
Yes. VA applies the annual Social Security adjustment to Dependency and Indemnity Compensation and to the clothing allowance. This helps survivor households and Veterans keep pace with prices without changing claims or reapplying for benefits.
What are example 2026 disability payments for a single Veteran?
Illustrative estimates for planning are ten percent at $180.42, fifty percent at $1,131.29, and one hundred percent at $3,938.58. Actual deposits vary with dependents and special monthly compensation. Confirm the final VA chart when posted for 2026.
What is the 2026 conforming limit used in Bexar County?
For remaining entitlement, VA guaranty math uses the FHFA conforming baseline. The 2025 baseline is eight hundred six thousand five hundred. FHFA will publish the official 2026 value late in the year, with projections near eight hundred nineteen thousand.
Does VA disability compensation count as qualifying income?
Yes. Lenders can count VA disability compensation as effective, tax free income when evaluating credit and residual income. You still must meet lender guidelines for debts, credit, and stability and provide standard documentation during underwriting.
Do VA loans require mortgage insurance?
No. VA loans have no monthly mortgage insurance. This frees room in the payment for taxes, insurance, and utilities and can improve affordability compared with many conventional options that require mortgage insurance below twenty percent down.
Who is exempt from the VA funding fee?
Many Veterans who receive VA disability compensation are exempt from the funding fee. Certain surviving spouses and a limited set of other cases also qualify. Ask your lender to verify exemption status early to avoid paying the fee at closing.
What documents do I need to start a VA purchase in San Antonio?
Gather your Certificate of Eligibility, recent benefit letters, pay statements or award letters, and bank records. Then complete a full pre approval, set a monthly comfort range with our calculators, and tour neighborhoods that match your commute and school goals.
How do higher conforming limits help if I have remaining entitlement?
When the baseline rises, it increases the cap used in guaranty math. That can reduce or remove the need for cash above the baseline when you stay within the limit, improving flexibility in popular San Antonio price bands.
Where can I verify the official 2026 rates and limits?
Check the Social Security Administration’s COLA pages for the final percentage, the VA site for published compensation tables and funding fee details, and FHFA’s announcements for conforming limits. Update your scenarios once each agency posts the new year’s data.
