What Is an FHA Loan Limit?
An FHA loan limit is the maximum base mortgage amount the FHA will insure for a property in a particular area. The limit applies to the loan amount rather than the home's purchase price, so you can buy a home priced above your county's FHA limit if your down payment keeps the base mortgage within the applicable limit.
For 2026, the FHA floor for a one-unit property is $541,287 in low-cost areas. The regular high-cost ceiling is $1,249,125. According to HUD's 2026 FHA loan limit guidance, those figures are based on the national conforming loan limit established for conventional mortgages.
The 2026 national conforming baseline is $832,750 for a one-unit property. The FHA floor equals 65% of that amount, while the regular high-cost ceiling equals 150%. Fannie Mae and Freddie Mac are government-sponsored enterprises that buy mortgages from lenders and set many conventional loan guidelines, while the Federal Housing Finance Agency sets their annual conforming loan limits.
How FHA Loan Limits Work in 2026
FHA loan limits vary by location and property size. Most of the country uses the national floor, while areas with higher home prices can receive limits between the floor and ceiling. HUD calculates limits by county and Metropolitan Statistical Area, or MSA.
Standard-Limit Counties
Most of the country falls under the standard FHA loan limit. For a one-unit property, that means a maximum base FHA mortgage of $541,287 in 2026.
The limit rises for properties with two, three or four units. FHA's one- to four-unit program can therefore support larger loan amounts when you are buying a multi-unit property and meet the program's occupancy and underwriting requirements.
High-Cost Counties
Areas with home prices high enough to support a limit above $541,287 are considered high-cost areas. The exact limit depends on HUD's home-price calculation and can fall anywhere between the national floor and ceiling.
For example, HUD's 2026 data sets the one-unit FHA loan limit at $862,500 in Denver County, Colorado, and $1,063,750 in King County, Washington, which includes Seattle. These limits are higher than the national floor but below the $1,249,125 regular high-cost ceiling.
Areas at the FHA Ceiling
Some of the country's highest-cost housing markets reach the full $1,249,125 one-unit ceiling. Examples in HUD's 2026 county data include New York County in New York, San Francisco County in California and Washington, D.C.
The ceiling does not mean every county in a high-cost state receives the same limit. California, New York and other states can have substantial differences from one county or metro area to another. Use the loan limit tool above to check the property location rather than relying on a statewide figure.
Special Exception Areas
Alaska, Hawaii, Guam and the U.S. Virgin Islands are treated as special exception areas under FHA policy because of higher construction costs. Their limits can exceed the regular national high-cost ceiling.
For 2026, the FHA special exception ceiling for a one-unit property is $1,873,625. The higher ceiling is not an automatic minimum for every property in these areas. Actual limits still depend on location. The FHA also sets higher special exception ceilings for two- to four-unit properties.
2026 FHA Loan Limits by Property Type
FHA loan limits increase with the number of residential units. The following figures are the 2026 national floor for low-cost areas.
| Property Type |
2026 FHA Floor |
| 1-unit |
$541,287 |
| 2-unit |
$693,050 |
| 3-unit |
$837,700 |
| 4-unit |
$1,041,125 |
The regular 2026 high-cost ceilings are:
| Property Type |
2026 FHA High-Cost Ceiling |
| 1-unit |
$1,249,125 |
| 2-unit |
$1,599,375 |
| 3-unit |
$1,933,200 |
| 4-unit |
$2,402,625 |
These figures apply to FHA Title II forward mortgages. Special exception areas have higher ceilings.
How to Find Your County's FHA Loan Limit
Use the FHA loan limit tool above to select your state and county. The map will show the applicable 2026 FHA loan limit for that location.
Make sure you also select the correct property type. A two-, three- or four-unit property has a different FHA limit than a one-unit home in the same county.
FHA Loan Limits vs. Conforming Loan Limits
FHA and conforming loan limits are related, but they apply to different types of mortgages. The FHA insures qualifying FHA mortgages, while the Federal Housing Finance Agency establishes the conforming limits used for mortgages that can be acquired by Fannie Mae and Freddie Mac.
| Comparison |
FHA Loan Limit |
Conforming Loan Limit |
| 2026 one-unit baseline or floor |
$541,287 |
$832,750 |
| Regular high-cost ceiling |
$1,249,125 |
$1,249,125 |
| Who sets the limit? |
FHA under federal law |
Federal Housing Finance Agency |
| What does it affect? |
Maximum base FHA mortgage |
Maximum mortgage eligible for standard Fannie Mae or Freddie Mac acquisition |
The FHFA sets conforming loan limits annually. A conventional mortgage above the applicable conforming limit is generally considered a jumbo loan.
What If the Home Price Exceeds the FHA Loan Limit?
A home can cost more than your county's FHA loan limit. The limit applies to the base mortgage amount, so a larger down payment can reduce the FHA loan to an amount within the county limit.
For example, if the one-unit FHA limit in your county is $541,287, a purchase price above $541,287 does not automatically rule out FHA financing. You would need enough cash or other eligible funds to cover the difference while also meeting FHA loan-to-value, minimum investment and underwriting requirements.
You can also compare FHA financing with a conventional mortgage. If the conventional loan amount would exceed the local conforming limit, you may need a jumbo mortgage instead. Some borrowers also use a first mortgage paired with a second mortgage, sometimes called a piggyback structure, when the available loan programs and lender guidelines allow it.
One technical distinction is worth keeping in mind. The FHA county limit applies to the base mortgage amount. If you finance the FHA upfront mortgage insurance premium into the loan, the total note amount can be higher than the base mortgage limit because HUD tracks the financed upfront premium separately for this purpose.
How FHA Loan Limits Are Calculated
The FHA calculates its forward mortgage limits using local home-price data and a formula established under federal law. In general, the local calculation starts at 115% of the applicable area median home price, subject to the national floor and ceiling.
For 2026, the floor is 65% of the $832,750 national conforming baseline, producing the $541,287 one-unit FHA floor. The regular high-cost ceiling is 150% of the conforming baseline, producing a maximum of $1,249,125 for a one-unit property outside the special exception areas.
Location can also affect the calculation in ways that are not obvious from county home prices alone. Within a Metropolitan Statistical Area, HUD uses the county with the highest applicable median price to set the area's limit. That can cause several counties in the same metro to share an FHA loan limit even when their individual housing markets differ. You can see the county-level figures in HUD's FHA mortgage limit database.
Historical FHA Loan Limits From 2020 to 2026
The FHA loan limit floor has increased each year since 2020 as the national conforming limit and home prices have risen. The 2026 one-unit floor is $17,062 higher than the $524,225 floor used in 2025.
| Year |
One-Unit FHA Floor |
| 2020 |
$331,760 |
| 2021 |
$356,362 |
| 2022 |
$420,680 |
| 2023 |
$472,030 |
| 2024 |
$498,257 |
| 2025 |
$524,225 |
| 2026 |
$541,287 |
The annual change in the FHA floor does not mean every county's limit increases by the same amount. High-cost limits are tied to local calculations, and a county's limit can remain unchanged or even decrease when the underlying geographic or home-price data change.
FHA Loan Requirements Beyond the Loan Limit
Being below your county's FHA loan limit is only one part of qualifying. FHA loans also have credit, down payment, mortgage insurance, occupancy and underwriting requirements.
- Credit score and down payment: FHA program rules allow maximum financing for borrowers with a minimum decision credit score of at least 580, which generally means a minimum down payment of 3.5% on a purchase. Scores from 500 through 579 are limited to 90% loan-to-value, generally requiring at least 10% down. Lenders can apply additional requirements. See FHA credit score requirements and FHA down payment requirements.
- Debt-to-income ratio: Your debt-to-income ratio compares qualifying monthly debt payments with gross monthly income. FHA underwriting does not rely on one universal DTI cutoff for every borrower. The acceptable ratio can depend on automated underwriting findings, manual underwriting rules and lender requirements. See FHA debt-to-income requirements.
- Mortgage insurance: Most FHA purchase mortgages require both upfront and annual mortgage insurance premiums. The annual premium and how long you pay it depend on factors including the mortgage term and original loan-to-value ratio. See FHA mortgage insurance requirements.
- Primary residence: FHA purchase financing is generally intended for a principal residence. Under FHA occupancy policy, at least one borrower must generally occupy the property as a principal residence within 60 days of signing the security instrument and intend to continue occupying it for at least one year. See mortgage occupancy requirements.
Frequently Asked Questions
What Is the FHA Loan Limit for 2026?
For a one-unit property, the 2026 FHA loan limit is $541,287 in low-cost areas and can rise to the regular high-cost ceiling of $1,249,125. Alaska, Hawaii, Guam and the U.S. Virgin Islands have a higher special exception ceiling of $1,873,625.
Did FHA Loan Limits Go Up in 2026?
Yes. The one-unit FHA floor increased from $524,225 in 2025 to $541,287 in 2026. The regular high-cost ceiling increased from $1,209,750 to $1,249,125.
What Counties Have the Highest FHA Loan Limits?
Areas at the regular $1,249,125 one-unit ceiling include New York County, San Francisco County and Washington, D.C. Special exception areas in Alaska, Hawaii, Guam and the U.S. Virgin Islands can have limits above the regular ceiling.
Can I Get an FHA Loan Above My County's Loan Limit?
Your base FHA mortgage cannot exceed the applicable county and property-type limit. You can buy a more expensive home by making a large enough down payment to keep the base loan within the limit. A financed upfront FHA mortgage insurance premium can increase the total note amount above the base mortgage amount.
Do FHA Loan Limits Vary by Property Type?
Yes. FHA sets separate limits for one-, two-, three- and four-unit properties. The limit increases as the number of residential units increases.
Are FHA Loan Limits the Same as Conforming Loan Limits?
No. The 2026 FHA floor is $541,287 for a one-unit property, compared with the $832,750 national conforming baseline. Both have a regular high-cost ceiling of $1,249,125 for one-unit properties in 2026, but they apply to different mortgage programs.
When Do the 2026 FHA Loan Limits Take Effect?
The 2026 limits apply to FHA case numbers assigned on or after Jan. 1, 2026. The case-number assignment date, rather than the closing date alone, determines which year's FHA limits apply.
What Happens If My County's FHA Loan Limit Changes After I Apply?
FHA loan-limit changes are tied to the case-number assignment date. If your FHA case number was assigned before a new annual limit took effect, the limit in effect on that assignment date generally governs the mortgage.
Are FHA Loan Limits Higher for Two- to Four-Unit Properties?
Yes. For example, the 2026 low-cost limit is $541,287 for a one-unit property but $1,041,125 for a four-unit property. FHA's residential forward mortgage program can cover properties with up to four units when the applicable occupancy and eligibility requirements are met.
How Often Does HUD Update FHA Loan Limits?
FHA publishes updated loan limits for each calendar year. The limits are based on the statutory FHA formula, the national conforming loan limit and the home-price data used for individual counties and metropolitan areas.
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