FHA Loan Limits 2026: Maximum Loan Amounts by County
Last updated: October 2026 · Editorial standards
FHA loan limits cap how much you can borrow with an FHA-backed mortgage. These limits vary by county and are updated annually based on changes in home prices. Here’s what you need to know for 2026.
What Are FHA Loan Limits?
FHA loan limits are the maximum mortgage amounts the Federal Housing Administration will insure. If you need to borrow more than the limit in your county, you’ll need to use a different loan type (such as a conventional or jumbo loan) or make a larger down payment.
Limits are set by the FHA each year and take effect January 1.
2026 FHA Loan Limits
FHA sets a «floor» (minimum) and «ceiling» (maximum) limit. Most counties fall somewhere in between based on local median home prices.
2026 Standard Limits (1-unit property):
- Floor (low-cost areas): $498,257
- Ceiling (high-cost areas): $1,149,825
- Alaska, Hawaii, Guam, USVI: Up to $1,724,725
Multi-unit limits are higher:
| Property Type | Floor | Ceiling |
|---|---|---|
| 1-unit | $498,257 | $1,149,825 |
| 2-unit | $637,950 | $1,472,250 |
| 3-unit | $771,125 | $1,779,525 |
| 4-unit | $958,350 | $2,211,600 |
Note: Confirm current limits at HUD.gov — limits can change annually.
How FHA Loan Limits Are Calculated
FHA limits are tied to Fannie Mae and Freddie Mac conforming loan limits:
- The floor is set at 65% of the conforming loan limit
- The ceiling is set at 150% of the conforming loan limit
- Counties where 115% of local median home prices exceeds the floor get higher limits, up to the ceiling
How to Find Your County’s FHA Loan Limit
- Go to hud.gov/program_offices/housing/sfh/lender/origination/mortgage_limits
- Or search «FHA loan limits [your county] 2026»
- Select your state and county to see the exact limit
High-cost metropolitan areas — San Francisco, New York, Los Angeles, Seattle, Denver, Miami — typically have limits at or near the ceiling.
What Happens If You Need to Borrow More?
If your purchase price exceeds the FHA limit in your county, you have options:
1. Make a larger down payment If the home costs $50,000 more than the FHA limit, you can put that $50,000 as additional down payment and still borrow only up to the FHA limit.
2. Use a conventional loan Conventional loans have their own conforming limits (higher than FHA), and jumbo loans have no upper limit.
3. Look in adjacent counties In some metro areas, the county you buy in significantly affects your limit. A home just across a county line might fall under a different (higher) limit.
FHA Loan Limits vs. Conforming Limits
| Loan Type | 2026 Limit (1-unit, most areas) |
|---|---|
| FHA (floor) | $498,257 |
| Conventional conforming | $766,550 |
| FHA (high-cost ceiling) | $1,149,825 |
| Jumbo | Above conforming limit |
In many areas, conventional conforming loans allow larger loan amounts than FHA. If you have good credit and can meet the 3–5% down payment requirement, a conventional loan may give you more borrowing power.
Key Takeaways
FHA loan limits vary by county and property type. Check your specific county’s limit before assuming FHA financing will work for your purchase price. In high-cost markets, limits may be closer to $1 million — in rural areas, expect something closer to the floor.
Frequently Asked Questions
Do FHA loan limits change every year? Yes. FHA adjusts limits annually based on changes in the conforming loan limit, which follows home price trends. Limits generally increase in years when home prices rise.
Is there an FHA loan limit for refinances? Yes, the same limits apply to FHA refinances as to purchases.
What if I want to buy a 4-unit property with FHA? The limit is significantly higher for multi-unit properties. A 4-unit property has an FHA ceiling of $2,211,600 in high-cost areas — making FHA a viable option for small multifamily investors who plan to occupy one unit.
Are there exceptions to FHA loan limits? Yes. Alaska, Hawaii, Guam, and the U.S. Virgin Islands have special higher limits due to their higher construction costs.
