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2026 FHA loan limits

Know your county. Know your ceiling.

FHA sets a maximum loan amount for every county in the country, and it varies more than most buyers expect. Find the number that matters for your next move.

Look up your county
How FHA sets limits

$541,287

National floor

$1,249,125

High-cost ceiling

4

Property types

More borrowing power with 2026 FHA limits

For 2026, FHA limits range from $541,287 in most counties to $1,249,125 for single-family homes in high-cost areas. Look up your county below.

FHA Loan Limits by County

Choose your state and county to see the maximum FHA loan amount.

01

How it works

How FHA sets county limits

FHA limits are tied to the conforming loan limit set each year by the Federal Housing Finance Agency. FHA then applies a floor and a ceiling to it.
The floor is 65% of the conforming limit. For 2026 that’s $541,287, and it applies in any county where 115% of the local median home price falls below that figure. That covers most counties in the country.
The ceiling is 150% of the conforming limit. For 2026 that’s $1,249,125, and it applies in designated high-cost areas.
Counties in between get a calculated limit based on 115% of the local median home price, landing somewhere between the floor and the ceiling. This is why you’ll see limits like $862,500 or $571,550 rather than round numbers.
A small number of areas outside the continental U.S. — Alaska, Hawaii, Guam, and the U.S. Virgin Islands — receive special exception limits above the standard ceiling.
HUD publishes new limits each December, effective for case numbers assigned on or after January 1.

02

More room to move

The limits are higher for multi-unit properties

Every county has four limits, not one. They scale with the number of units:

Property type

2026 limit in most counties

2026 limit in high-cost counties

1 unit (single family)

$541,287


$1,249,125

2 units (duplex)
$693,050
$1,599,375
3 units (triplex)
$837,700
$1,933,200
4 units (fourplex)
$1,041,125
$2,402,625
This matters more than most buyers realize. FHA allows you to finance up to four units with the same low down payment, provided you live in one of them as your primary residence. A duplex in a floor county gives you roughly $150,000 more borrowing capacity than a single-family home in the same market, and rental income from the other unit can often help you qualify.

03

How it works

What the limit actually means for your purchase price

The limit caps your loan amount, not your purchase price. With FHA’s minimum down payment, your maximum purchase price runs slightly above the county limit.

National floor

$541,287

supports a purchase price of roughly $560,900

Denver-metro county

$862,500

supports a purchase price of roughly $893,700
Good to know

01

Upfront mortgage insurance is separate

Upfront mortgage insurance is separate The upfront mortgage insurance premium gets financed on top. FHA charges a one-time upfront premium of 1.75% of the base loan amount, and most borrowers roll it into the loan. It does not count against the county limit, but it does mean your total loan balance ends up above the base amount.

02

The county limit is a ceiling, not an approval

The county limit is a ceiling, not an approval. What you personally qualify for depends on your income, credit, and existing debts. Plenty of buyers in high-limit counties qualify for far less than the maximum, and that’s normal.

04

Keep your options open

What if your purchase price is above the limit?

You have options, and none of them require giving up on the house.

01

Put more money down.

The limit caps the loan, not the price. If a home is $50,000 above what FHA will lend in your county, an additional $50,000 down closes the gap.

02

Check the multi-unit limits.

If you’re open to a duplex or a fourplex, the limits are substantially higher.

03

Look at conventional financing.

The 2026 conforming limit is $832,750 in most counties, well above FHA’s floor. If your credit supports it, conventional may simply reach further.

04

Check neighboring counties.

Limits are set at the county level, and the boundary can be arbitrary from a housing-market perspective. A home a few miles away may fall under a completely different limit.

Explore by state

FHA loan limits by state

Detailed county breakdowns for the states I work in most:

2026 FHA Loan Limits in Colorado

2026 FHA Loan Limits in Texas

For any other state, use the lookup tool above.

Frequently Asked Questions

Do FHA loan limits change every year?

Yes. HUD publishes updated limits each December, effective January 1. They generally move with the conforming loan limit, which tracks national home price changes.

No. The 2026 conforming limit is $832,750 in most counties, while FHA's floor is $541,287. FHA's ceiling in high-cost areas is $1,249,125. In most of the country, conventional financing reaches higher than FHA.

The county where the property is located, not where you live now.

Yes. The same county limits apply to FHA refinances, including cash-out and streamline refinances.

No. The limit is a hard cap on the FHA loan amount. If you need to borrow more, you'd need a larger down payment or a different loan program.

Ready when you are

Not sure how far your county's limit goes?

I’ll show you what it supports at your price point, and what you actually qualify for.
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