Loan limits in Delaware
No county in Delaware exceeds the national baseline, so the limit is $832,750 for a single family home, $1,066,250 for a duplex and $1,601,750 for a fourplex. None of it applies if you have full entitlement.
Disabled veteran property tax in Delaware
Credit covers 100 percent of school district property tax, the largest slice of a Delaware bill but not all of it.
On a $400,000 home, Delaware property tax runs about $2,440 a year at the state average rate of 0.61 percent. A qualifying exemption brings that down to about $976.
Two things catch people out, Delaware included. The exemption is not automatic, you file with your county assessor, usually with a VA benefits summary letter showing your rating. And deadlines are local, often early in the tax year. Full detail for every state is on our property tax exemption calculator.
Residual income in Delaware
Debt to income gets the attention, but residual income is what actually approves or kills a VA file. It is the money left over each month after your mortgage, every debt, income taxes, childcare and estimated home maintenance. Delaware sits in the VA South region.
| Household size | Minimum left over each month |
|---|---|
| 1 person | $441 |
| 2 people | $738 |
| 3 people | $889 |
| 4 people | $1,003 |
| 5 people | $1,039 |
Add $80 for each person beyond five. If your debt to income ratio is above 41 percent, the requirement rises by 20 percent. Run yours on the residual income calculator.
Buying a duplex or fourplex in Delaware
A VA loan can buy up to four units with zero down as long as you live in one of them, and rent from the other units counts toward qualifying at roughly 75 percent of market value. The limit rises with unit count: $832,750 for a single family, $1,066,250 for a duplex and $1,601,750 for a fourplex at baseline. See the entitlement calculator.
Frequently asked questions
What is the VA loan limit in Delaware?
With full entitlement there is no VA loan limit in Delaware at all. If part of your entitlement is tied up in another loan, the county conforming limit applies, starting at $832,750 for a single family home. No county in Delaware exceeds it.
Do disabled veterans pay property tax in Delaware?
Delaware reduces the bill by a percentage rather than a fixed dollar amount. On a $400,000 home that is about $1,464 a year saved.
How much residual income do I need for a VA loan in Delaware?
Delaware sits in the VA South region. A family of three needs $889 left over each month after the mortgage, all debts, taxes and estimated maintenance. It rises with family size, and by 20 percent if your debt to income ratio is above 41 percent.
Can I buy a home in Delaware with no money down?
Yes. A VA loan requires no down payment and charges no monthly mortgage insurance, in Delaware or anywhere else. A one-time funding fee applies, waived entirely if you receive VA disability compensation at 10 percent or higher.
What is the average property tax rate in Delaware?
Delaware averages about 0.61 percent of home value a year, roughly $2,440 on a $400,000 home before any veteran exemption. A qualifying veteran exemption reduces it.
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