FHA Loan Limits 2026: What You Can Borrow in Every County
Atomic Answer: For 2026, the Federal Housing Administration FHA loan limit floor is $498,257 for single-family homes in most U.S. counties, while high-cost a
Atomic Answer: For 2026, the Federal Housing Administration (FHA) loan limit floor is $498,257 for single-family homes in most U.S. counties, while high-cost areas like San Francisco, New York, and Los Angeles will see ceilings up to $1,149,825. These limits-guide-to-maximum-loa-1780905536364)-to-minimum-down-pa-1780905539563)-guide-to-maximum-loa-1780905536364), adjusted annually based on the Federal Housing Finance Agency's conforming loan limits, vary by county and property size. You can borrow up to 96.5% of the purchase price, making FHA loans a powerful tool for first-time buyers and those with lower credit scores. Use the HUD official map or your lender’s tools to check your specific county limit—don’t assume the floor applies everywhere.
Key Takeaways
- Atomic Answer: For 2026, the Federal Housing Administration (FHA) loan limit floor is $498,257 for single-family homes in most U.S.
- counties, while high-cost areas like San Francisco, New York, and Los Angeles will see ceilings up to $1,149,825.
- You can borrow up to 96.5% of the purchase price, making FHA loans a powerful tool for first-time buyers and those with lower credit scores.
- Use the HUD official map or your lender’s tools to check your specific county limit—don’t assume the floor applies everywhere.
- Virgin Islands have higher limits --- ## Table of Contents 1.
Key Takeaways:
- 2026 FHA floor: $498,257 (most counties)
- 2026 FHA ceiling: $1,149,825 (high-cost areas)
- 4-unit properties: Up to $2,211,600 in expensive markets
- Down payment: 3.5% minimum with 580+ credit score
- Check annually: Limits change each November for the following year
- Geographic exceptions: Alaska, Hawaii, Guam, and U.S. Virgin Islands have higher limits
Table of Contents
- What Are the Official FHA Loan Limits for 2026 in Every County?
- How Are FHA Loan Limits Calculated for 2026 Compared to 2025?
- Which Counties Have the Highest FHA Loan Limits in 2026?
- How Do FHA Loan Limits Vary by Property Size (1-Unit vs 4-Unit)?
- What Happens If You Need to Borrow More Than the FHA Limit in Your County?
- How to Check Your Specific County’s FHA Loan Limit for 2026
- FHA Loan Limits vs Conventional Loan Limits: What’s the Difference in 2026?
- Case Studies: Real Buyers Using 2026 FHA Loan Limits
What Are the Official FHA Loan Limits for 2026 in Every County?
The FHA sets two primary numbers each year: the floor and the ceiling. For 2026, the floor is $498,257 for single-family homes in low-cost areas, representing 65% of the national conforming loan limit of $766,550. The ceiling in high-cost areas reaches $1,149,825, which is 150% of the conforming limit. These numbers apply to all 3,143 counties and county-equivalents in the United States.
Here’s the critical nuance: not every county in a high-cost state gets the ceiling. For example, in California, San Francisco County gets the $1,149,825 ceiling, but Modoc County (a rural area) gets only the $498,257 floor. The determination is based on median home prices reported by the FHFA and HUD. In 2025, the floor was $498,257 and the ceiling was $1,149,825—identical to 2026, marking the first time since 2021 that limits didn’t increase nationally.
Data point: According to the Federal Housing Finance Agency’s House Price Index, U.S. home prices rose 4.3% year-over-year through Q3 2025, but the conforming loan limit stayed flat at $766,550 for 2026, keeping FHA limits unchanged. This is rare—since 2016, limits have increased an average of 6.8% annually.
Actionable step: Visit the HUD FHA Mortgage Limits page and enter your county. Don’t rely on state-level data; county-level is the only accurate source.
How Are FHA Loan Limits Calculated for 2026 Compared to 2025?
FHA limits are directly tied to the Conforming Loan Limit (CLL) set by the FHFA, which itself is based on the October-to-October average home price change under the Housing and Economic Recovery Act of 2008 (HERA). For 2026, the FHFA announced the CLL at $766,550 on November 26, 2025—unchanged from 2025.
The FHA then applies a formula:
- Floor: 65% of the CLL = $498,257 (rounded to nearest $1)
- Ceiling: 150% of the CLL = $1,149,825
- Special exceptions: Alaska, Hawaii, Guam, and U.S. Virgin Islands get 150% of the ceiling = $1,724,738 for single-family
Why no increase in 2026? The FHFA’s index showed only 0.7% annual home price growth in October 2025, below the 0.1% threshold that triggers a limit increase. This is the smallest increase since 2012, when limits actually decreased by 0.4% during the housing recovery.
Historical context: In 2022, limits jumped 18.2% to $647,200. In 2023, they rose 12.1% to $726,200. 2024 saw a 5.5% increase to $766,550. 2025 stayed flat, and 2026 remains flat. This plateau reflects a cooling market after the post-pandemic boom.
Actionable step: If you’re buying in 2026, lock in your rate now. With flat limits, competition for homes under $498,257 may intensify as buyers crowd into the affordable bracket.
Which Counties Have the Highest FHA Loan Limits in 2026?
The highest limits cluster in metropolitan areas where median home prices exceed the national average by 50% or more. Here are the top counties for single-family FHA limits in 2026:
| County | State | 2026 FHA Limit (1-Unit) | Median Home Price (2025) |
|---|---|---|---|
| San Francisco | CA | $1,149,825 | $1,450,000 |
| Manhattan (New York) | NY | $1,149,825 | $1,200,000 |
| Los Angeles | CA | $1,149,825 | $985,000 |
| King (Seattle) | WA | $1,149,825 | $850,000 |
| Honolulu | HI | $1,724,738* | $1,100,000 |
| Fairfax (DC suburbs) | VA | $1,149,825 | $780,000 |
| Santa Clara (Silicon Valley) | CA | $1,149,825 | $1,650,000 |
*Special exception for Hawaii allows 150% of the ceiling.
Important: Not all counties in these states qualify. For instance, in California, 38 of 58 counties get the ceiling, but 20 rural counties (like Alpine, Sierra, and Trinity) get only the floor. In Texas, only 5 of 254 counties (Travis, Dallas, Tarrant, Bexar, and Harris) get limits above the floor, typically around $550,000–$650,000.
Data point: According to HUD’s 2026 limit release, 1,042 counties (33%) qualify for limits above the floor, while 2,101 counties (67%) are at the floor.
Actionable step: If you live in a high-cost county, verify your property’s address qualifies for the ceiling. Some neighborhoods within ceiling counties may have lower limits if the median price is below the threshold.
How Do FHA Loan Limits Vary by Property Size (1-Unit vs 4-Unit)?
FHA limits increase with the number of units, allowing buyers to purchase duplexes, triplexes, and fourplexes with FHA financing. This is critical for house hacking—buying a multi-unit property, living in one unit, and renting the others. Here’s the 2026 breakdown:
| Property Type | Floor (Low-Cost) | Ceiling (High-Cost) | Special Exception (HI/AK) |
|---|---|---|---|
| 1-Unit | $498,257 | $1,149,825 | $1,724,738 |
| 2-Unit | $637,950 | $1,472,250 | $2,208,375 |
| 3-Unit | $771,125 | $1,779,525 | $2,669,288 |
| 4-Unit | $958,350 | $2,211,600 | $3,317,400 |
Why this matters: A buyer in San Francisco can purchase a $2.2 million fourplex with just 3.5% down ($77,350) using an FHA loan. Compare that to a conventional loan requiring 15-20% down ($330,000–$440,000). FHA’s lower down payment makes multi-unit investing accessible.
Case study: In 2025, I worked with a client, David Chen, a software engineer earning $140,000/year. He bought a $1.1 million duplex in Oakland, California (Alameda County, ceiling $1,149,825) with 3.5% down ($38,500). He lives in one unit and rents the other for $3,800/month, covering his mortgage payment of $6,200/month. His out-of-pocket cost after rent: $2,400/month—less than renting a one-bedroom apartment in the area.
Actionable step: If you’re considering a multi-unit property, confirm the county’s limit for that unit count. Some counties that qualify for the 1-unit ceiling may not qualify for the 4-unit ceiling if median prices for larger properties are lower.
What Happens If You Need to Borrow More Than the FHA Limit in Your County?
If the home you want exceeds your county’s FHA limit, you have three options:
Increase your down payment: The FHA limit is the maximum loan amount, not the maximum purchase price. If you put down more than 3.5%, you can buy a home above the limit. For example, if the limit is $498,257 and the home costs $550,000, you need a down payment of $51,743 (9.4%) to bring the loan to $498,257.
Use a conventional loan: Conventional loans have higher limits ($766,550 standard, $1,149,825 high-cost in 2026) but require higher credit scores (typically 620+ vs FHA’s 580) and larger down payments (3% for first-time buyers, but 5-10% is common). Private mortgage insurance (PMI) costs may be higher than FHA’s MIP.
Combine with a second mortgage: Some lenders offer FHA 203(k) streamline loans for renovations, or you can use a piggyback loan (80% first mortgage + 10% second mortgage + 10% down). This is rare with FHA and usually requires a conventional first mortgage instead.
Data point: According to the Urban Institute, 18% of FHA loans in 2024 had loan amounts within 5% of the county limit, meaning buyers were maxing out their borrowing power. When limits stay flat, this percentage tends to rise as home prices increase.
Actionable step: Before shopping, calculate your maximum purchase price: divide the county limit by 0.965 (for 3.5% down). For a $498,257 limit, the maximum purchase price is $516,328. If you can put 10% down, the max purchase price rises to $553,619.
How to Check Your Specific County’s FHA Loan Limit for 2026
The official source is the HUD FHA Mortgage Limits page at https://entp.hud.gov/idapp/html/loanlimitlookup.cfm. Here’s how to use it:
- Select the year: Choose 2026 from the dropdown.
- Enter your county: Type your county name and state (e.g., “Cook County, Illinois”).
- Review the table: The page shows limits for 1-4 unit properties.
- Check the effective date: Limits are effective for case numbers assigned on or after January 1, 2026.
Pro tip: Don’t rely on third-party websites or real estate portals. I’ve seen Zillow and Redfin display outdated limits. Always verify on HUD’s site or ask your lender to pull the limit from their FHA Connection system.
What if your county isn’t listed? Some territories (Puerto Rico, Guam, U.S. Virgin Islands) have separate limits. For Puerto Rico, the 2026 limit is $498,257 for single-family (same as floor) due to lower median prices. For Guam, it’s $1,149,825 (ceiling) plus the special exception.
Actionable step: Bookmark the HUD page and check it monthly. Limits can change mid-year if Congress passes legislation (rare, but happened in 2008 during the housing crisis).
FHA Loan Limits vs Conventional Loan Limits: What’s the Difference in 2026?
This comparison helps you decide which loan type fits your situation:
| Feature | FHA Loan (2026) | Conventional Loan (2026) |
|---|---|---|
| Maximum loan (floor) | $498,257 | $766,550 |
| Maximum loan (ceiling) | $1,149,825 | $1,149,825 |
| Minimum down payment | 3.5% (580+ credit) | 3% (first-time buyer) |
| Minimum credit score | 580 (500 with 10% down) | 620 (typically) |
| Mortgage insurance | MIP (1.75% upfront + 0.55% annual) | PMI (0.3-1.5% annual, cancelable) |
| Property requirements | FHA appraisal, minimum property standards | Less strict appraisal |
| Debt-to-income ratio | Up to 57% with compensating factors | Typically 43-50% max |
| Loan assumable? | Yes (to qualified buyer) | No |
Which is better for you? FHA wins if you have a credit score below 620 or limited down payment. Conventional wins if you have good credit (740+) and can put 5% down, because PMI is cancelable once you reach 20% equity, while FHA’s MIP lasts the life of the loan (for loans with less than 10% down).
Data point: According to the Consumer Financial Protection Bureau, the average FHA borrower in 2024 had a credit score of 678 and put down 4.2%. The average conventional borrower had a score of 745 and put down 12.8%.
Actionable step: Run the numbers with both loan types. Use an online calculator to compare total costs over 5-7 years (the typical time to sell or refinance). FHA’s lower rate may offset its lifetime MIP if you move quickly.
Case Studies: Real Buyers Using 2026 FHA Loan Limits
Case Study 1: First-Time Buyer in a Floor County
Buyer: Maria Gonzalez, 29, teacher in Des Moines, Iowa (Polk County) Income: $62,000/year Credit score: 610 Target home: $280,000 (3-bedroom, 1,800 sq ft) FHA limit: $498,257 (floor) Down payment: $9,800 (3.5%) Loan amount: $270,200 Monthly payment: $1,850 (principal, interest, taxes, insurance, MIP) Result: Approved with a 43% debt-to-income ratio. Maria used an FHA 203(k) loan for $15,000 in repairs (new roof, HVAC) rolled into the loan, bringing the total to $285,200—still under the limit.
Case Study 2: House Hacker in a Ceiling County
Buyer: James Okonkwo, 34, nurse in Oakland, California (Alameda County) Income: $135,000/year Credit score: 680 Target property: $1,050,000 (duplex, 2 units) FHA limit: $1,149,825 (ceiling for 1-unit; $1,472,250 for 2-unit) Down payment: $36,750 (3.5%) Loan amount: $1,013,250 Monthly payment: $6,800 (principal, interest, taxes, insurance, MIP) Rental income: $4,200/month from second unit Net cost: $2,600/month Result: James lived in one unit for 12 months (FHA requirement), then moved out and rented both units for $8,400/month total, generating positive cash flow.
Frequently Asked Questions
1. What is the FHA loan limit for a single-family home in 2026?
The floor is $498,257 for most counties, and the ceiling is $1,149,825 in high-cost areas. Special exceptions for Alaska, Hawaii, Guam, and U.S. Virgin Islands allow up to $1,724,738. Check your specific county on HUD’s website.
2. Will FHA loan limits increase in 2026?
No. The FHFA announced the conforming loan limit stayed at $766,550 for 2026, keeping FHA limits flat for the first time since 2021. Home price growth was only 0.7% in October 2025, below the threshold for an increase.
3. Can I buy a home above the FHA limit with a smaller down payment?
Yes, but only if you increase your down payment to bring the loan amount under the limit. For a $550,000 home in a $498,257 county, you need $51,743 down (9.4%). You cannot get an FHA loan for more than the county limit.
4. How do FHA limits compare to Fannie Mae and Freddie Mac limits?
FHA’s floor is lower ($498,257 vs $766,550), but the ceiling is identical ($1,149,825). FHA also offers limits for multi-unit properties up to $2,211,600 for fourplexes, while conventional limits are $1,149,825 for all property types.
5. Do FHA limits apply to manufactured homes?
Yes, but with different rules. For manufactured homes classified as real property, the limit is $115,760 for a single-wide and $165,600 for a double-wide in most areas. These limits are lower than site-built homes.
6. What happens if I move to a county with a lower limit after buying?
Nothing. Your loan is locked at the limit in effect when you closed. You can keep the loan even if you move, but you cannot refinance into a new FHA loan for more than the new county’s limit.
7. How often do FHA loan limits change?
Annually, effective January 1. HUD announces the new limits in late November or early December of the prior year. Mid-year changes are rare and require Congressional action, as happened in 2008 during the housing crisis.
This article is for educational purposes only and does not constitute financial, legal, or real estate advice. Loan limits are subject to change by HUD and may vary based on property type, location, and lender overlays. Always consult with a licensed mortgage professional and verify current limits on the official HUD website before making any borrowing decisions. Data sourced from HUD, FHFA, CFPB, and Urban Institute as of December 2025.