The short version: Virginia Housing, the agency most people still call VHDA, does not have one income limit per area. For applications on or after 8/1/2026 it has three: a lower limit if you take a grant, a standard limit for bond-funded loans, and an expanded limit for non-bond loans. They don’t just differ in dollars. The first two count the income of everyone who will live in the home; the third counts only the borrowers. Pick the right column before you read the right row.
This page covers Virginia Housing’s home purchase loans. Its rental housing program income limits and Housing Choice Voucher income limits are separate programs with their own tables. If you are renting, those are the pages you want.
VHDA income limits for 2026 at a glance
These are the figures on Virginia Housing’s lender limits page, marked “Effective date: 8/1/2026”. Applications made before that date use the 2025 limits.
| Area | Grant (DPA / CCA): 2 or fewer | Grant: 3 or more | Bond: 2 or fewer | Bond: 3 or more | Sales price / loan limit | Non-bond: all sizes |
|---|---|---|---|---|---|---|
| Washington / Arlington / Alexandria | $148,000 | $174,000 | $186,000 | $217,000 | $800,000 | $245,000 |
| Richmond | $96,000 | $110,000 | $120,000 | $138,000 | $550,000 | $175,000 |
| Charlottesville | $95,000 | $109,000 | $119,000 | $137,000 | $550,000 | $175,000 |
| Norfolk / Virginia Beach / Newport News | $97,000 | $113,000 | $121,000 | $141,000 | $575,000 | $175,000 |
| Culpeper | $98,000 | $115,000 | $123,000 | $144,000 | $675,000 | $175,000 |
| All Other Areas of Virginia | $90,000 | $103,000 | $112,000 | $129,000 | $500,000 | $175,000 |
Same family, same house, two different answers
Richmond area, household of three. The borrower earns $100,000; another adult in the home earns $40,000 but isn’t on the loan.
Bond loan · standard limit
Counts everyone in the home
$140,000 vs a $138,000 limit
Over by $2,000Non-bond loan · expanded limit
Counts the borrowers only
$100,000 vs a $175,000 limit
Under by $75,000Our arithmetic, using Virginia Housing’s limits effective 8/1/2026. Why the two loans count income differently: whose income counts.
Three things the table doesn’t say on its face:
- The grant column covers both grants: the Down Payment Assistance (DPA) Grant and the Closing Cost Assistance (CCA) Grant. Summaries that label it “DPA Grant” leave VA and RD buyers thinking it doesn’t apply to them.
- The sales price / loan limit is the same for grant and bond loans in every area. Non-bond loans have “No sales price limit”: Virginia Housing tells lenders to follow the GSE, insurer or guarantor rules for the loan limit instead.
- On conventional loans, Virginia Housing says “Conventional loans follow maximum conforming loan limits. High-cost loan limits do not apply.”
Which limit applies to you
Virginia Housing’s own wording is that “the calculation of maximum household income varies depending on program type.” In practice the choice comes down to two questions: are you taking a grant, and is your first mortgage a bond loan or a non-bond loan?
- Taking a grant: the lower limits. Virginia Housing’s DPA Grant guidelines put it bluntly: “Virginia Housing’s standard / bond, targeted area or expanded income limits do not apply.”
- Bond loan, no grant: the standard limits. This holds with or without the Plus Second Mortgage.
- Non-bond loan: the expanded limit. That’s $245,000 in the Washington area and $175,000 everywhere else, one figure for every household size.
The Plus Second Mortgage doesn’t have a column of its own. Virginia Housing’s Household Income Matrix says it follows the first mortgage’s requirements.
| Grant (DPA / CCA) | Bond first mortgage | Non-bond first mortgage | |
|---|---|---|---|
| Loan types | DPA: bond FHA or bond conventional. CCA: bond VA or bond RD | Conventional, FHA, VA, RD bond | Conventional, FHA, VA, RD |
| Income limit used | Lower limits | Standard limits | Expanded limit |
| Whose income counts | All household members | All household members | All borrowers |
| Which income | All income earned by all household members | All income earned by all household members | Eligible qualifying income |
| First-time buyer required | Yes, unless buying in a targeted area | Yes, unless buying in a targeted area | No |
| Virginia Housing price limit | Yes (table above) | Yes (table above) | No |
| Recapture | Not applicable: grants pair only with bond loans (next column) | “Loan is subject to recapture” | “Loan is not subject to recapture” |
That last row is worth a closer look. Bond loans are made under Virginia’s mortgage revenue bond rules. Each bond program’s guidelines say the loan “is subject to recapture”, and each non-bond program’s guidelines say it is not. What recapture could mean for you when you sell depends on details this page can’t assess, so ask your lender to explain it before you choose a bond loan over a non-bond one.
Whose income counts: household income vs qualifying income
This is where buyers get caught. Virginia Housing’s Household Income Matrix gives two different answers to whose income counts:
- Grants and bond loans: “All household members”, and “Include all income earned by all household members”. That means everyone who will live in the home, whether or not they are on the loan.
- Non-bond loans: “All borrowers”, and “Include all qualifying income for all borrowers”. Someone in the home who isn’t on the loan doesn’t count at all.
Two worked examples, using the Richmond area limits for a household of three. The arithmetic is ours; the limits are Virginia Housing’s.
Example A: one income of $120,000. That is over the grant limit of $110,000, so no DPA or CCA Grant. It is under the bond limit of $138,000 and the non-bond limit of $175,000. This buyer can still use a bond loan, and the Plus Second Mortgage can cover the down payment. Virginia Housing’s own Plus Second page makes the same point: “If a first-time homebuyer does not qualify for the grant funds, this loan’s higher income limit might be the right solution.”
Example B: the borrower earns $100,000, and another adult in the home earns $40,000 but isn’t on the loan.
- Bond loan: household income is $140,000 against a $138,000 limit. Over.
- Non-bond loan: only the borrower’s $100,000 counts, against $175,000. Comfortably under.
Same family, same house. The program decides whether they qualify.
Some income can be left out of the household calculation. Virginia Housing’s examples are child support that was awarded but documented as not received, and one-time lump sums “such as inheritance, settlement of an insurance claim, re-enlistment bonus”. The full rules are in its Origination Guide, so check with your lender before assuming an item is excluded. For RD loans there is one more layer: RD has its own income limits and rules on whose income counts, and per the matrix, “the more restrictive must always be followed.”
Once you know which limit you fall under, our home affordability calculator shows what that income can realistically carry in a monthly payment.
Find your area
Virginia Housing lists the localities in four of its six areas. Names below are exactly as printed on its limits page.
Washington / Arlington / Alexandria: Alexandria, Arlington County, Clarke County, Fairfax, Fairfax County, Falls Church, Fauquier County, Fredericksburg, Loudoun County, Manassas, Manassas Park, Prince William County, Spotsylvania County, Stafford County.
Richmond: Amelia County, Charles City County, Chesterfield County, Colonial Heights, Dinwiddie County, Goochland County, Hanover County, Henrico County, Hopewell, King William County, New Kent County, Petersburg, Powhatan County, Prince George County, City of Richmond, Sussex.
Charlottesville: Albemarle County, Charlottesville, Fluvanna County, Greene County, Nelson County.
Norfolk / Virginia Beach / Newport News: Chesapeake, Gloucester County, Hampton, Isle of Wight County, James City County, Mathews County, Newport News, Norfolk, Poquoson, Portsmouth, Suffolk, Virginia Beach, Williamsburg, York County.
The rule for everywhere else is on the same page: “If the jurisdiction is not listed in one of the applicable areas, follow the limits for All Other Areas of Virginia.”
Watch the city and county pairs. Virginia’s independent cities are separate jurisdictions from the counties around them. “Fairfax” on the list is the City of Fairfax, and Fairfax County is listed separately; both are in the Washington area. In the Richmond area the list says “City of Richmond”. Richmond County isn’t listed, so it falls under All Other Areas.
Culpeper is the exception. Virginia Housing prints limits for a “Culpeper” area but doesn’t say which localities make it up. We’ve asked the agency and will update this page when it answers. Until then, if you’re buying anywhere near Culpeper, ask a Virginia Housing-approved lender which row applies before you rely on the higher Culpeper figures.
Grants and the Plus Second Mortgage
Virginia Housing has two grants and one second mortgage for the money you need at closing. The grants are not loans: the DPA Grant guidelines state “No repayment is required”, and the CCA Grant page says buyers “will never have to repay the money.” For how these compare with assistance in other states, see our guide to down payment assistance.
Down Payment Assistance (DPA) Grant. It pairs only with a bond FHA or bond conventional loan from Virginia Housing. Per the DPA Grant Program Guidelines (last revised August 2026):
- The maximum is 2% with a conventional bond loan and 2.5% with an FHA bond loan, “based on the lesser of the sales price or appraised value”.
- It “must be used towards down payment (not closing costs)”.
- You still need a “1% minimum down payment”, which can come from any source the first mortgage allows, including a gift.
Closing Cost Assistance (CCA) Grant. It pairs with a bond VA or bond RD loan and “may be worth up to 2% of the home’s purchase price.” The funds go to closing costs, “to include discount points, prepaid items and the upfront Rural Development (RD) guarantee fee or the Veterans Affairs (VA) funding fee.”
Plus Second Mortgage. It’s open to first-time and repeat buyers with a bond or non-bond FHA or conventional loan from Virginia Housing, and it uses the first mortgage’s income limit. It’s a “30-year, fixed-rate loan with no prepayment penalty”, and the amount depends on credit: “Buyers with credit scores below 680 can borrow the full amount of the required down payment. Buyers with credit scores of 680 and above can elect to borrow an additional 1.5% above the purchase price to cover closing costs.”
Example C: a $400,000 purchase in the Richmond area (under the $550,000 limit), assuming it appraises at or above the price. These are our calculations of the maximums:
- DPA Grant: up to $8,000 with a conventional bond loan, or up to $10,000 with an FHA bond loan.
- CCA Grant: up to $8,000 with a VA or RD bond loan.
- Plus Second Mortgage: a buyer with a 680+ score could add up to $6,000 toward closing costs on top of the down payment.
Your lender sets the actual figures.
Settle the column before you shop rates
Grant or no grant, bond or non-bond: that choice sets your income ceiling and whose paycheck counts against it, so make it first. Our free calculators cover the monthly payment and what you can genuinely afford. When you’re ready to line up a pre-approval, our recommended tools hub lists the services we have actually vetted.
The first-time buyer rule and targeted areas
Virginia Housing’s FHA Bond guidelines define the term: “Borrowers are considered a first-time homebuyer if they have not owned and occupied a primary residence in the last 3 years.” The requirement “applies to all borrowers”, not just the main applicant. The limits table for grants and bond loans is headed “Available for First-time Homebuyers Only”. Non-bond conventional and FHA loans say “First-time Homebuyer No requirement”, and the expanded limits are labeled “Available for First-time and Repeat Homebuyers”.
The exception is targeted areas, which Virginia Housing calls Areas of Economic Opportunity. There it says it can relax program rules, “such as raising the maximum allowable income and sales price limits as well as waiving first-time homebuyer restrictions.” The bond guidelines echo it: “First-time Homebuyer Required unless purchasing in a targeted area.” The DPA and CCA Grants are also open to repeat buyers purchasing in these areas.
Two caveats before you go looking:
- Grants don’t get the higher limits. Virginia Housing’s own example: “FHA bond loan with a DPA Grant in a targeted area: The lower Grant income limit applies even for properties in a targeted area.”
- Few buyers are in one. As its income matrix notes, “most of Virginia is not in a targeted area.”
You can check an address on the map on Virginia Housing’s Areas of Economic Opportunity page.
We don’t reprint the targeted-area figures here. Virginia Housing’s targeted table is marked “Limits Effective: 8/19/2025”, and until the agency confirms it still applies to 2026 applications, the figures belong on its page, not ours.
Comparing states? We cover the same bond-limit and targeted-area mechanics for Ohio, Michigan and North Carolina. New to the process? Start with our overview of first-time buyer programs.
Frequently asked questions
Is VHDA the same as Virginia Housing?
Yes. The Virginia Housing Development Authority began using the name Virginia Housing in June 2020. It’s the same agency with the same programs. Its notice to lenders said “Virginia Housing Development Authority remains our legal name”, so you’ll still see the full name on loan documents.
What are the VHDA income limits for 2026?
For applications on or after 8/1/2026, the grant limits run from $90,000 (two or fewer people, All Other Areas of Virginia) to $174,000 (three or more, Washington area). The standard bond limits run from $112,000 to $217,000. The expanded non-bond limit is $175,000 statewide and $245,000 in the Washington / Arlington / Alexandria area, for any household size.
Does income from people who aren’t on the loan count?
For grants and bond loans, yes: Virginia Housing counts all income earned by all household members, borrowers or not. For non-bond loans, no: only the borrowers’ eligible qualifying income counts. Some items, such as child support awarded but not received, can be excluded.
Do I have to be a first-time homebuyer for a VHDA loan?
For bond loans and the two grants, yes, unless you’re buying in a targeted area. Virginia Housing treats you as a first-time buyer if you haven’t owned and occupied a primary residence in the last three years, and the rule applies to every borrower. Non-bond loans are open to repeat buyers, and so is the Plus Second Mortgage when it’s paired with one.
Do I have to repay the Virginia Housing grant?
No. Virginia Housing’s DPA Grant guidelines state “No repayment is required”, and its CCA Grant page says buyers will never have to repay the money. The Plus Second Mortgage is different: it’s a 30-year fixed-rate loan you repay.
Can I use a Virginia Housing grant with a VA loan?
Yes, the Closing Cost Assistance Grant, worth up to 2% of the purchase price, pairs with a bond VA or bond RD loan from Virginia Housing. The Down Payment Assistance Grant doesn’t: it pairs only with a bond FHA or bond conventional loan.
Which income limits apply in Culpeper?
Virginia Housing lists a Culpeper area with grant limits of $98,000 and $115,000, bond limits of $123,000 and $144,000, and a $675,000 sales price limit. It doesn’t publish which localities make up the area, so confirm with a Virginia Housing-approved lender which row applies to your address.
Sources and effective dates
Income and sales price / loan limits, the area lists and the unlisted-jurisdiction rule are from Virginia Housing’s lender limits page, “Effective date: 8/1/2026”, read on 20 October 2026 and re-checked on 21 October 2026. The figures match Virginia Housing’s 2026 flyer, marked “Effective 8/1/26”. Whose income counts, and which limit each program uses, are from its Household Income Matrix, dated October 2026. Grant amounts, the first-time homebuyer definition and recapture status are from the DPA Grant, CCA Grant, FHA Bond, Conventional Bond, FHA and Conventional program guidelines on its lender guidelines page, each last revised August 2026. Plus Second Mortgage terms are from its Plus Second Mortgage page. Targeted-area rules are from its Areas of Economic Opportunity page (targeted area status effective 3/13/2024; limits effective 8/19/2025, not reprinted). The name change is from Virginia Housing’s lender notice on the new name and WTVR’s report of 4 June 2020.
Virginia Housing publishes these limits as a web page, which can change without a new document or announcement. Check the agency’s page before relying on any figure here, and treat every number as accurate on the date given. We re-check this page each time Virginia Housing updates its limits.
Disclaimer: The Housing Signal is an independent educational publisher. We are not a mortgage broker, lender, or licensed financial advisor, and nothing here is personalized financial or tax advice. Programme terms, income limits, fees and eligibility rules change frequently, and the figures above may not reflect your own circumstances or the most recent Virginia Housing revision. Figures cited are accurate as of the dates given and will change. Consult a licensed professional before making a decision.
